Blk 433 Bt Panjang Ring Rd
Project page · 99-year lease from 1988
Based on 7 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 239 | 04 TO 06 | 146 sqm | S$815,000 | S$5,582 psm | ×1.000 | S$5,582 psm |
| Apr 2025 | Blk 239 | 04 TO 06 | 150 sqm | S$810,000 | S$5,400 psm | ×0.998 | S$5,389 psm |
| Feb 2025 | Blk 239 | 04 TO 06 | 146 sqm | S$840,000 | S$5,753 psm | ×1.007 | S$5,796 psm |
| Feb 2025 | Blk 239 | 10 TO 12 | 146 sqm | S$855,888 | S$5,862 psm | ×1.007 | S$5,906 psm |
| Jan 2025 | Blk 239 | 04 TO 06 | 142 sqm | S$820,000 | S$5,775 psm | ×1.007 | S$5,818 psm |
| Dec 2024 | Blk 239 | 04 TO 06 | 146 sqm | S$780,000 | S$5,342 psm | ×1.023 | S$5,467 psm |
| Dec 2024 | Blk 239 | 01 TO 03 | 146 sqm | S$795,000 | S$5,445 psm | ×1.023 | S$5,572 psm |
How accurate is this estimate for Bt Panjang Ring Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 59 sales in Bt Panjang Ring Rd since.
- Median error
- 3.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.17% gross yield
S$42,000 of rent a year against the estimate above · 0.3 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 1 approval in the last year.
Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Feb 2026 | 617 | EXECUTIVE | S$3,500 |
median of 1 HDB rental approvals for EXECUTIVE on Bt Panjang Ring Rd since 2025-11.
Buying or selling at S$812,209?
Buying: Stamp duty on S$812,209 · Cash and CPF needed on S$812,209 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$812,209.
Each opens with this figure filled in; change anything there.
Primary schools near 433 Bt Panjang Ring Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Beacon Primary School · 252 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 267 m · no 2025 Phase 2C ballot
- West Spring Primary School · 606 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 607 m · no 2025 Phase 2C ballot
1 to 2 km
- West View Primary School · 1,187 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,293 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,875 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$783,211 | S$864,728 | S$932,458 | S$952,896 |
| 10 years | 50 years | S$747,619 | S$911,343 | S$1,059,696 | S$1,106,658 |
| 20 years | 40 years | S$667,292 | S$991,561 | S$1,340,658 | S$1,462,119 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.