Sengkang is one of Singapore's youngest and most liquid HDB towns — a north-east estate that has grown from reclaimed farmland into a fully self-contained community of over 250,000 residents in roughly two decades. With an average remaining lease of approximately 85 years across the resale pool (as of 2026-06), it offers some of the most future-proof tenure available in the HDB market today. Paired with a resale transaction volume approaching 11,562 transactions over the past five years — among the highest of any town in Singapore — buyers and sellers alike benefit from price transparency and exit flexibility that few estates can match. For young families prioritising long lease life, strong connectivity via the North-East Line (NEL) and the Sengkang LRT network, and a dense ecosystem of schools, childcare centres, and healthcare facilities, Sengkang consistently ranks as one of the first towns on the shortlist.
A Town Built for the Long Haul
Sengkang was formally designated a new town in the 1990s and developed rapidly through the 2000s as the Housing & Development Board (HDB) pushed large-scale flat construction north-east of the city. Because the bulk of flats were built and first sold from roughly 1998 to 2012, most units entered the resale market with leases still in the high 80s to 99-year range — meaning a buyer purchasing today typically acquires a flat with a remaining lease of 78–92 years, well above the 60-year threshold that CPF usage restrictions begin to bite. The HDB flat types available in Sengkang span 2-room Flexi through Executive Maisonettes, with 4-room and 5-room units forming the dominant stock and anchoring the mid-market price corridor.
Pricing Context (as of 2026-06)
Average resale prices across the full pool sit at roughly S$585,000, with the last 18 months of transactions showing a clear size premium: 2-room flats average around S$384,000, 3-room units around S$540,000, 4-room flats around S$659,000, 5-room units around S$731,000, and Executive flats in the S$844,000 range. These figures reflect Sengkang's classification as an Outside Central Region (OCR) town — pricing is squarely mass-market, with none of the central-area premiums seen in Bishan or Queenstown, but also none of the valuation ceiling that limits capital appreciation in those mature estates. Buyers can explore current transaction benchmarks on the HDB Prices Map to compare precinct-level pricing across Anchorvale, Compassvale, Fernvale, Layar, Rivervale, and Renjong — the six precincts that together form the Sengkang town boundary.
Transport Infrastructure
Sengkang's connectivity rests on two complementary rail systems. The NEL runs through Sengkang MRT and the neighbouring Buangkok MRT station, linking residents to Dhoby Ghaut, Outram Park, and the city core without a train transfer — though the end-to-end journey from Sengkang to Raffles Place takes approximately 35–40 minutes at peak hour. Feeding into the NEL are the two Sengkang LRT loops: the Punggol-Sengkang Line (West Loop) serving Renjong, Compassvale, Anchorvale, and Oasis, and the East Loop serving Ranggung, Bakau, Kangkar, and Rivervale. This feeder network means residents in interior precincts can reach the interchange without relying solely on bus connections — a meaningful quality-of-life advantage compared to towns where last-mile coverage is thin. The Land Transport Authority's North-East Line network page provides full route and frequency information.
- Average resale price: $673,651
- Transaction volume: 1,756 (12 months)
- Average rent: $2,306/mo
- Gross yield: 4.1%
Quarterly transaction volume is up 3.1% and avg price is down 1.7% quarter-on-quarter in Sengkang — a steady market.
Sengkang Town Scores
Investment: Moderate
Town Overview
Sengkang is an established HDB town with 1,756 resale transactions in the past 12 months.
Price Trend
| Month | Avg Price | Volume | MoM |
|---|---|---|---|
| 2024-07 | $635,049 | 241 | — |
| 2024-08 | $645,065 | 216 | ↑ 1.6% |
| 2024-09 | $661,813 | 184 | ↑ 2.6% |
| 2024-10 | $666,550 | 169 | ↑ 0.7% |
| 2024-11 | $644,179 | 147 | ↓ 3.4% |
| 2024-12 | $659,238 | 167 | ↑ 2.3% |
| 2025-01 | $654,083 | 188 | ↓ 0.8% |
| 2025-02 | $655,352 | 167 | ↑ 0.2% |
| 2025-03 | $665,146 | 138 | ↑ 1.5% |
| 2025-04 | $657,972 | 176 | ↓ 1.1% |
| 2025-05 | $678,131 | 175 | ↑ 3.1% |
| 2025-06 | $654,202 | 156 | ↓ 3.5% |
| 2025-07 | $668,073 | 214 | ↑ 2.1% |
| 2025-08 | $680,395 | 183 | ↑ 1.8% |
| 2025-09 | $681,702 | 154 | ↑ 0.2% |
| 2025-10 | $669,595 | 90 | ↓ 1.8% |
| 2025-11 | $674,353 | 104 | ↑ 0.7% |
| 2025-12 | $682,460 | 158 | ↑ 1.2% |
| 2026-01 | $674,412 | 178 | ↓ 1.2% |
| 2026-02 | $666,716 | 110 | ↓ 1.1% |
| 2026-03 | $687,592 | 132 | ↑ 3.1% |
| 2026-04 | $666,720 | 125 | ↓ 3.0% |
| 2026-05 | $663,971 | 141 | ↓ 0.4% |
| 2026-06 | $665,500 | 167 | ↑ 0.2% |
Flat Type Breakdown
| Flat Type | Avg Price | Volume |
|---|---|---|
| 4 ROOM | $658,294 | 859 |
| 5 ROOM | $731,568 | 597 |
| 3 ROOM | $542,962 | 139 |
| EXECUTIVE | $852,245 | 92 |
| 2 ROOM | $388,878 | 69 |
Rental Market
| Flat Type | Median Rent |
|---|---|
| 2 ROOM | $2,300/mo |
| 2 ROOM | $2,300/mo |
| 2 ROOM | $2,300/mo |
| 2 ROOM | $2,250/mo |
| 2 ROOM | $2,330/mo |
| 2 ROOM | $2,350/mo |
| 3 ROOM | $1,650/mo |
| 3 ROOM | $2,700/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $3,200/mo |
| 3 ROOM | $2,830/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $1,830/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $1,700/mo |
| 3 ROOM | $1,850/mo |
| 3 ROOM | $2,900/mo |
| 3 ROOM | $2,800/mo |
| 3 ROOM | $2,550/mo |
| 3 ROOM | $2,800/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $2,380/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,250/mo |
| 4 ROOM | $3,150/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,850/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $1,880/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $3,000/mo |
| 4 ROOM | $1,950/mo |
| 4 ROOM | $2,700/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,850/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $2,100/mo |
| 4 ROOM | $1,800/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $3,100/mo |
| 4 ROOM | $2,080/mo |
| 4 ROOM | $1,150/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $1,380/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $1,750/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $2,000/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $3,200/mo |
| 4 ROOM | $3,150/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $1,600/mo |
| 4 ROOM | $2,350/mo |
| 4 ROOM | $2,300/mo |
| 4 ROOM | $1,700/mo |
| 4 ROOM | $2,400/mo |
| 4 ROOM | $1,900/mo |
| 4 ROOM | $2,200/mo |
| 4 ROOM | $2,100/mo |
| 5 ROOM | $1,950/mo |
| 5 ROOM | $1,780/mo |
| 5 ROOM | $1,780/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,850/mo |
| 5 ROOM | $2,250/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $3,200/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $900/mo |
| 5 ROOM | $2,050/mo |
| 5 ROOM | $940/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $850/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $1,000/mo |
| 5 ROOM | $1,000/mo |
| 5 ROOM | $1,000/mo |
| 5 ROOM | $3,100/mo |
| 5 ROOM | $1,950/mo |
| 5 ROOM | $1,600/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $1,950/mo |
| 5 ROOM | $1,300/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,800/mo |
| 5 ROOM | $1,160/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,750/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,350/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $2,250/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,300/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $2,440/mo |
| 5 ROOM | $2,500/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,400/mo |
| 5 ROOM | $2,250/mo |
| 5 ROOM | $2,180/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $1,950/mo |
| 5 ROOM | $1,850/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,700/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $1,900/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $2,200/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $2,100/mo |
| 5 ROOM | $3,400/mo |
| 5 ROOM | $3,300/mo |
| 5 ROOM | $1,950/mo |
| 5 ROOM | $2,000/mo |
| 5 ROOM | $1,800/mo |
| 5 ROOM | $3,300/mo |
| 5-RM | $940/mo |
| 5-RM | $850/mo |
| EXECUTIVE | $3,600/mo |
| EXECUTIVE | $2,650/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,650/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,730/mo |
| EXECUTIVE | $2,700/mo |
| EXECUTIVE | $2,650/mo |
| EXECUTIVE | $2,700/mo |
| EXECUTIVE | $3,400/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,600/mo |
| EXECUTIVE | $2,800/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $1,730/mo |
| EXECUTIVE | $1,800/mo |
| EXECUTIVE | $3,480/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $1,800/mo |
| EXECUTIVE | $1,900/mo |
| EXECUTIVE | $2,050/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,200/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,550/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,090/mo |
| EXECUTIVE | $3,000/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,550/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,500/mo |
| EXECUTIVE | $2,200/mo |
| EXECUTIVE | $2,230/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,200/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $2,400/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $2,300/mo |
| EXECUTIVE | $3,550/mo |
| EXECUTIVE | $2,200/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $3,450/mo |
| EXECUTIVE | $2,100/mo |
| EXECUTIVE | $2,050/mo |
| EXECUTIVE | $3,500/mo |
| EXECUTIVE | $2,000/mo |
| EXECUTIVE | $2,250/mo |
Private Options Near Sengkang
Upgrading out of Sengkang? These private developments are closest to the town:
- LA FIESTA — avg $1,765 psf, 99-yr leasehold, 380m from town centre
- COMPASS HEIGHTS — avg $1,269 psf, 99-yr leasehold, 430m from town centre
- THE LUXURIE — avg $1,619 psf, 99-yr leasehold, 510m from town centre
- THE VALES — avg $1,606 psf, 99-yr leasehold, 710m from town centre
- OLA — avg $1,735 psf, 99-yr leasehold, 730m from town centre
Exceptional Lease Longevity
The single most compelling structural advantage of Sengkang is its lease profile. An average remaining lease of approximately 85 years (as of 2026-06) means buyers face minimal CPF usage restrictions today and are purchasing assets with substantial economic life remaining. Lease decay — the gradual erosion of resale value as a flat approaches the 60-year and then 40-year CPF thresholds — is not a material concern for a first-time buyer purchasing a 4-room flat at, say, 84 years remaining: the CPF usage impact does not materialise for roughly two decades. This contrasts sharply with towns developed in the 1960s–1980s (Queenstown, Toa Payoh, Ang Mo Kio) where remaining leases on standard flats can be 45–65 years and valuation haircuts are already measurable. Buyers can use the Affordability Calculator to model how CPF withdrawal limits interact with loan quantum at different lease lengths, and the HDB Grant Calculator to confirm which Enhanced Housing Grant (EHG) or Family Grant tiers apply to their income bracket — both highly relevant given that many Sengkang buyers are first-timer households purchasing below the S$700,000 grant ceiling.
Unmatched Resale Liquidity
Approximately 11,562 resale transactions over five years makes Sengkang one of the most liquid HDB towns in Singapore. High transaction volume benefits buyers (more comparable sales for accurate valuation, more choice of unit types and floors) and sellers (faster exit, competitive offers, less risk of prolonged vacancy). Liquidity also means that Cash-Over-Valuation (COV) dynamics are more transparent here than in low-volume towns where a single outlier transaction distorts the market. This is particularly relevant for buyers who anticipate a lifecycle upgrade — purchasing a 3-room starter flat with a plan to sell in 10–12 years after the Minimum Occupation Period (MOP) and move up to a larger unit or private property. The robust secondary market makes that plan credible.
Family Infrastructure and Community Amenities
Sengkang has been purpose-built around family living. The Sengkang General and Community Hospital — a major public healthcare facility — anchors the healthcare ecosystem. Compass One and Sengkang Grand Mall at the interchange provide daily-needs retail, dining, and services without requiring a trip into the city. Sengkang Riverside Park runs along the Punggol Waterway, offering cycling tracks, fitness corners, and open green space in a town that has relatively less natural parkland than its geography might suggest. On the education front, Nan Chiau Primary and High School, Anchor Green Primary, Compassvale Primary and Secondary, and Springdale Primary serve the estate, covering a full educational pipeline from primary through secondary without the need to travel to distant school clusters. The MOE School Finder allows buyers to verify school admission distances (1 km and 2 km priority phases) before committing to a specific precinct. Childcare and infant care centres are distributed across all six precincts, a deliberate HDB planning outcome that reduces the travel burden on dual-income households with young children.
NEL + LRT Integration
The combination of an MRT trunk line and a dedicated LRT feeder loop is rare among HDB towns — only Punggol shares this configuration in the north-east region. The integrated Sengkang MRT/LRT/bus interchange at Compass One means that most residents can complete their commute from door to CBD within a single uninterrupted journey using the same transit card, without a bus-to-MRT transfer. URA's Master Plan maps also indicate long-term planning provisions in the north-east corridor that are expected to improve connectivity further over the next 10–15 years.
The North-East Commute Trade-Off
No analysis of Sengkang should omit its most significant practical limitation: the commute to the Central Business District (CBD) and Orchard Road is genuinely long. At peak hour, a journey from Sengkang MRT to Raffles Place MRT via the NEL takes approximately 35–42 minutes on the train alone, not counting the walk from the LRT feeder or the walk at the destination end. For professionals working in the CBD five days a week, this translates to roughly 70–85 minutes of daily transit time — a meaningful quality-of-life cost that is difficult to fully offset by the savings in flat price versus more central towns. Buyers considering the commute trade-off should model realistic door-to-door times using the Commute Time Map, which overlays MRT travel times from each HDB precinct to major employment nodes. Remote-work arrangements that reduce commute frequency substantially change this calculus.
LRT Last-Mile Dependency for Interior Precincts
While the LRT network is a genuine amenity, it is also a dependency. Residents of interior precincts — Anchorvale, Rivervale, Fernvale — who do not live within walking distance of the MRT station must use the LRT or a bus as a first leg, which adds 8–15 minutes to every journey. LRT reliability, while generally acceptable, has historically been subject to service disruptions more frequently than the trunk MRT lines. Buyers targeting maximum connectivity should prioritise blocks within 500–700 metres of Sengkang MRT or Buangkok MRT, accepting a modest price premium for the walkability advantage. For a systematic comparison of commute times by precinct, the Commute Time Map provides a useful visualisation before committing to a specific street address.
Mass-Market Price Ceiling and Rental Yield Limitations
Sengkang's OCR classification and mass-market character set an implicit ceiling on capital appreciation relative to more central or supply-constrained locations. Prices have risen steadily — roughly in line with the broader HDB resale index — but there is limited scope for outsized appreciation absent a fundamental change in planning designations or a major new economic node nearby. On the rental side, HDB subletting rules (full flat only after MOP, individual room rental under specific conditions) and the mass-market rent profile typical of north-east OCR locations mean that gross rental yields are modest — generally well below the 3–4% threshold that makes yield-focused investment compelling. Buyers whose primary goal is rental income generation should weigh Sengkang's profile carefully against towns with stronger rental demand from expatriate or professional tenants.
- ✅ young-family: Long ~85-year average lease eliminates CPF restriction anxiety for the next two decades; dense childcare, primary schools, Sengkang General Hospital, and Riverside Park make this one of the best-equipped family towns in the OCR. EHG and Family Grant eligibility layers well onto 3- and 4-room pricing.
- ✅ first-time-buyer: ~11,562 transactions over five years deliver exceptional price transparency and a liquid secondary market — ideal for a first purchase where the ability to upgrade or exit cleanly after MOP matters. Grant-eligible pricing on 3- and 4-room flats keeps monthly loan repayments manageable for median-income households.
- ✅ long-term-owner: Very long remaining leases mean minimal lease-decay drag over a 20–30 year hold; the young estate will remain well within CPF usage thresholds well into the 2040s, preserving the flat's financeable and saleable status throughout a typical ownership horizon.
- ⚠️ commuter-cbd: NEL provides a direct single-line ride to the CBD, but the 35–42 minute peak-hour journey from Sengkang MRT to Raffles Place is one of the longer OCR commutes. Buyers who work in the CBD five days a week will feel the distance — those with hybrid or flexible arrangements are much better placed to absorb it.
- ❌ rental-investor: HDB subletting restrictions, modest north-east OCR rent levels, and the MOP lock-in period combine to produce weak net yields. Mass-market rents do not justify investment purchases versus the opportunity cost of private property or REITs for yield-focused buyers.
Sengkang earns its place as one of the top OCR choices for young families and first-time buyers, primarily because of two hard-to-replicate advantages: a lease profile that is among the youngest in the HDB resale market and a transaction liquidity that gives buyers both pricing confidence on entry and exit flexibility over time. The town is not without trade-offs — the north-east commute is real, and yield investors will find limited appeal in the numbers — but for households whose priorities are lease longevity, family infrastructure, and the practical reassurance of a deep and transparent resale market, Sengkang delivers a compelling package at mass-market OCR prices. Buyers should use the Affordability Calculator and HDB Grant Calculator early in the process to establish their actual purchase ceiling, then layer in precinct selection based on commute time to their primary workplace using the Commute Time Map and recent transacted prices on the HDB Prices Map before shortlisting specific streets or blocks. The town rewards methodical buyers who do the homework; the data is there and the market is liquid enough to act on it decisively.
FAQ
What is the average HDB resale price in Sengkang?
What is the rental yield in Sengkang?
Methodology & Sources
Numbers in this article reflect Last 12 months and update as new data becomes available.
HDB resale and rental data from data.gov.sg.
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.