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448 Choa Chu Kang Ave 4/Recorded property history

Official property records

448 Choa Chu Kang Ave 4: recorded history

Explore the sales, rental records and building information available from our connected sources.

View charts & analysis · View source records

Property Upside score

What helps, what holds it back, and the evidence behind each score.

Insufficient evidenceOverall score not yet available
Property research scores across eight dimensionsEach axis runs from zero at the centre to 100 at the outside. Missing evidence is not zero and is not joined across the chart. All scores and evidence appear in the category list. Value: 39 out of 100Connectivity: 60 out of 100Tenure resilience: 70 out of 100URA growth catalysts: 80 out of 100 Value39Resaledemand—Rentalappeal—Connectivity60Everydayliving—Tenureresilience70URA growthcatalysts80En blocpotential—

63% evidence coverage · 4 of 7 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: URA growth catalysts (80). Lowest supported dimension: Value (39).

Value20% weight39/100Latest recorded sale reference of S$818,888 is 4.3% above the S$785,000 comparable central price, based on 16 compatible sales. Being above comparable sales brings the score below the 50-point midpoint. This is a historical comparison, not a valuation or forecast.View evidence and calculation

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

  • Comparable sales: 16 in the selected size/type cohort (2026-03) Source
  • Latest recorded sale reference: S$818,888 (2026-03) Source
  • Source checked: HDB resale transactions (2026-09-06) Source
Resale demand15% weight · Unscored—We cannot yet judge how regularly homes in this segment resell. This needs at least 5 matching resales and a source covering 12 completed months; missing records are not evidence of weak demand.View evidence and calculation

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—We need at least 5 rental records matching this flat type and a current source covering 12 completed months before scoring rental activity. The available evidence does not meet those requirements; this does not mean the flat is hard to rent.View evidence and calculation

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight60/100The nearest recorded operational MRT is Choa Chu Kang MRT, approximately 947 m away. Being more than 800 m but within 1,200 m earns 60 points; closer stations score higher. This is straight-line distance; the actual walking route may be longer.View evidence and calculation

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

  • Nearest sourced MRT: Choa Chu Kang MRT (2026-09-06) Source
Everyday living10% weight · Unscored—We do not have current, verified nearby location evidence for food, shopping. All four everyday amenity categories are needed for a fair score. This does not mean those amenities are absent.View evidence and calculation

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight70/100The selected records indicate approximately 69.6 years remaining as of Sep 2026. The score compares that remaining time with a 99-year lease: more years left raise the score, up to 100, while a shorter lease brings it down. Tenure longevity only; no financing or resale guarantee.View evidence and calculation

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

  • Recorded tenure: 99-year leasehold (2026-03) Source
URA growth catalysts10% weight80/100Jurong Region Line interchanges is the strongest matched catalyst. Construction is under way, starting at 90 points under our delivery-stage rules. The property is approximately 947 m from the Choa Chu Kang MRT reference. Being farther from that reference subtracts 10 points, giving 80/100. This measures proximity and delivery stage, not future price growth. Timing and project details are in the evidence below.View evidence and calculation

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.8. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
  • Jurong Region Line interchanges: Under construction; 2028 for these interchanges (LTA target). Approx. 947 m straight-line to Choa Chu Kang MRT reference. The new line will connect the existing rail network to more of Jurong's employment and education destinations. The elevated line may change the local environment. No unit-specific noise impact is inferred; distance is to the existing station reference. (2026-09-06) Source
En bloc potential5% weight · Not applicable—This metric follows collective-sale activity for private strata developments, so it does not apply to this property type.View evidence and calculation

How it is assessed. Editorial activity rubric: interest 25, committee 40, consent 55, mandate 70, tender 80, negotiation 65; a failed, ended or withdrawn attempt within 3 years scores 20. Latest dated reviewed event supersedes earlier events; repeat attempts add no points. Active stages expire at the earlier of a stated deadline, 90 days after the event, or 90 days after review. Inactive scores also require review within 90 days. Sold projects and older or expired activity are unscored. Exact private residential project identity only. This is an activity indicator, not a probability of sale, valuation or investment return. Redevelopment feasibility is not established: strata ownership, lawful GFA, entitlement, consent, costs and commercial viability require separate verification.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.1.

Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

EXECUTIVE · strata area · Resale · 1 unit per transaction · Tenure not classified. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,520 sq ft property in 448 Choa Chu Kang Ave 4

Comparable sales
Comparable-sale benchmarkS$785,000

S$731,666 – S$807,500

Middle 50% of recorded prices
16 comparable sales over 5 years

Recent comparable sale is S$33,888 higher than the benchmark.

4.3%above the benchmark
Recent comparable saleS$818,888
Comparable medianS$785,000
S$0S$1,300,000
Below range Within range Above range

Recorded sale from 2026-03. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$514
Comparable sales
16Past 5 years
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Tenure not classified

Comparable recorded prices over time

Quarterly recorded sale prices per sq ft of strata area for the selected size band · This property

2002-01–2026-03
448 Choa Chu Kang Ave 4 quarterly median recorded sale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 250266282298315 Q1 2002: S$283 / sq ft; 13 salesQ2 2002: S$282 / sq ft; 6 sales Q1 2002Q1 2014Q1 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q1 200213S$283S$277–286
Q2 20026S$282S$278–285
Q3 20023Insufficient sales—
Q4 20021Insufficient sales—
Q1 20031Insufficient sales—
Q2 20030Insufficient sales—
Q3 20031Insufficient sales—
Q4 20033Insufficient sales—
Q1 20041Insufficient sales—
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Q1 20051Insufficient sales—
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Q2 20070Insufficient sales—
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Q4 20071Insufficient sales—
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Q3 20080Insufficient sales—
Q4 20081Insufficient sales—
Q1 20092Insufficient sales—
Q2 20091Insufficient sales—
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Q2 20171Insufficient sales—
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Q1 20180Insufficient sales—
Q2 20180Insufficient sales—
Q3 20181Insufficient sales—
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Q1 20190Insufficient sales—
Q2 20190Insufficient sales—
Q3 20191Insufficient sales—
Q4 20190Insufficient sales—
Q1 20201Insufficient sales—
Q2 20202Insufficient sales—
Q3 20201Insufficient sales—
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Q1 20210Insufficient sales—
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Q1 20220Insufficient sales—
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Q1 20231Insufficient sales—
Q2 20230Insufficient sales—
Q3 20230Insufficient sales—
Q4 20230Insufficient sales—
Q1 20242Insufficient sales—
Q2 20241Insufficient sales—
Q3 20240Insufficient sales—
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Q1 20251Insufficient sales—
Q2 20250Insufficient sales—
Q3 20251Insufficient sales—
Q4 20251Insufficient sales—
Q1 20262Insufficient sales—

Price versus other developments

CHOA CHU KANG · HDB · Tenure not classified

448 Choa Chu Kang Ave 4S$514

16 sales · This development

282 Choa Chu Kang Ave 3S$513

13 sales

419 Choa Chu Kang Ave 4S$513

8 sales

108 Teck Whye LaneS$512

14 sales

164 Jln Teck WhyeS$509

12 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other choa chu kang · hdb transactions

LowerHigher70 / 100

Price percentile

6.1% above the choa chu kang · hdb median of S$484 / sq ft.

Based on 517 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of choa chu kang · hdb recorded sale prices for similar-sized properties

517 transactions
Recorded sale prices per square foot, with a marker for the market median and this development.S$358–390 / sq ft: 6 salesS$390–422 / sq ft: 45 salesS$422–454 / sq ft: 87 salesS$454–486 / sq ft: 129 salesS$486–518 / sq ft: 105 salesS$518–550 / sq ft: 88 salesS$550–582 / sq ft: 46 salesS$582–614 / sq ft: 9 salesS$614–646 / sq ft: 2 salesS$646–678 / sq ft: 0 salesS$358S$678 / sq ft
448 Choa Chu Kang Ave 4: S$514 / sq ftMarket median: S$484 / sq ft

Bar height shows the number of other transactions in each price band. Same choa chu kang · hdb, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$358–3906
S$390–42245
S$422–45487
S$454–486129
S$486–518105
S$518–55088
S$550–58246
S$582–6149
S$614–6462
S$646–6780

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 0 sales (0.0%)1,200–1,799 sq ft: 3 sales (100.0%)1,800 sq ft and above: 0 sales (0.0%)3recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
00.0%
1,200–1,799 sq ft
3100.0%
1,800 sq ft and above
00.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

1,292–1,748 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-031518 sq ft10–12S$818,888S$540
2026-021496 sq ft4–6S$805,000S$538
2025-101539 sq ft7–9S$815,000S$529
2025-081518 sq ft7–9S$780,000S$514
2025-021496 sq ft10–12S$843,000S$563
2024-051539 sq ft10–12S$796,888S$518
2024-031539 sq ft10–12S$800,000S$520
2024-021496 sq ft7–9S$821,888S$549

Up to eight recent matching sales shown; the recent comparison contains 16 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Contains information from HDB resale transactions, accessed from data.gov.sg under the Singapore Open Data Licence. Last checked 6 Sep 2026, 09:45 SGT. Source documentation · Licence / terms · Full methodology

Charts & price evidence

Understand what these records can tell you.

All property records

448 Choa Chu Kang Ave 4 · Every recorded date, size and property type

8 rentals

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 8 retained source versions are also available.

2021-03–2025-03Download complete rentals data (JSONL)
Recorded activity by year · all 8 records
2021
3
2022
2
2023
1
2024
1
2025
1

Showing 1–8 of 8 records. Every page is available below; the download contains the complete dataset for this property.

MonthProperty Flat typeMonthly rent Full source record
2025-03448 Choa Chu Kang Ave 4 EXECUTIVES$4,100
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 154474,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 154474,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2025-03",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "4100.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "4100",
    "rent_approval_date": "2025-03"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2024-03448 Choa Chu Kang Ave 4 EXECUTIVES$4,100
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
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  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 118291,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2024-03",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "4100.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "4100",
    "rent_approval_date": "2024-03"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2023-03448 Choa Chu Kang Ave 4 EXECUTIVES$4,200
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 79205,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 79205,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2023-03",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "4200.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "4200",
    "rent_approval_date": "2023-03"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2022-12448 Choa Chu Kang Ave 4 EXECUTIVES$3,200
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 70533,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 70533,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2022-12",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "3200.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "3200",
    "rent_approval_date": "2022-12"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2022-03448 Choa Chu Kang Ave 4 EXECUTIVES$2,750
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 45947,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 45947,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2022-03",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "2750.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "2750",
    "rent_approval_date": "2022-03"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2021-08448 Choa Chu Kang Ave 4 EXECUTIVES$2,050
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 24114,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 24114,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2021-08",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "2050.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "2050",
    "rent_approval_date": "2021-08"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2021-07448 Choa Chu Kang Ave 4 EXECUTIVES$2,600
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 20817,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 20817,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2021-07",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "2600.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "2600",
    "rent_approval_date": "2021-07"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2021-03448 Choa Chu Kang Ave 4 EXECUTIVES$2,200
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 7132,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 7132,
  "place_id": "82876cc9-f61c-49aa-805d-bf4fffbd5890",
  "month": "2021-03",
  "flat_type": "EXECUTIVE",
  "monthly_rent": "2200.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "CHOA CHU KANG",
    "block": "448",
    "flat_type": "EXECUTIVE",
    "street_name": "CHOA CHU KANG AVE 4",
    "monthly_rent": "2200",
    "rent_approval_date": "2021-03"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.