Blk 226 Pending Rd
Project page · 99-year lease from 1987
Based on 4 sales in this street, last 12 months. Search widened 1 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 120 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jul 2026 | Blk 226 | 04 TO 06 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Jul 2026 | Blk 226 | 10 TO 12 | 84 sqm | S$475,888 | S$5,665 psm | ×1.000 | S$5,665 psm |
| Mar 2026 | Blk 225 | 07 TO 09 | 84 sqm | S$474,000 | S$5,643 psm | ×0.996 | S$5,618 psm |
How accurate is this estimate for Pending Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 38 sales in Pending Rd since.
- Median error
- 4.5%
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.
7.64% gross yield
S$36,000 of rent a year against the estimate above · 0.51 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.13%, from 99 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| Sept 2026 | 116 | 4 ROOM | S$3,200 |
| Aug 2026 | 126 | 4 ROOM | S$3,500 |
| Aug 2026 | 113 | 4 ROOM | S$3,100 |
| Aug 2026 | 232 | 4 ROOM | S$3,000 |
| Aug 2026 | 221 | 4 ROOM | S$3,000 |
| Aug 2026 | 115 | 4 ROOM | S$3,000 |
| Jul 2026 | 226 | 4 ROOM | S$3,200 |
| Jul 2026 | 121 | 4 ROOM | S$3,200 |
median of 24 HDB rental approvals for 4 ROOM on Pending Rd since 2025-11.
Buying or selling at S$470,951?
Buying: Stamp duty on S$470,951 · Cash and CPF needed on S$470,951 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$470,951.
Each opens with this figure filled in; change anything there.
Primary schools near 226 Pending 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
- Bukit Panjang Primary School · 272 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhenghua Primary School · 457 m · no 2025 Phase 2C ballot
- Beacon Primary School · 870 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady Queen of Peace (girls) · 1,005 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenridge Primary School · 1,159 m · no 2025 Phase 2C ballot
- West View Primary School · 1,566 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,630 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 226 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$475,888 | S$5,665 psm |
| Jul 2026 | Blk 226 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Nov 2023 | Blk 226 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$436,000 | S$5,190 psm |
| Mar 2023 | Blk 226 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$406,000 | S$4,833 psm |
| Feb 2022 | Blk 226 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$390,000 | S$4,643 psm |
| Nov 2021 | Blk 226 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$385,000 | S$4,583 psm |
Showing 6 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 226 · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 226 · 4 ROOM | S$3,250 | — |
| Feb 2026 | Blk 226 · 4 ROOM | S$2,700 | — |
| Jul 2025 | Blk 226 · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 226 · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 226 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 226 · 4 ROOM | S$2,600 | — |
| Feb 2023 | Blk 226 · 4 ROOM | S$2,400 | — |
| Apr 2022 | Blk 226 · 4 ROOM | S$1,600 | — |
| Jan 2022 | Blk 226 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 226 · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 226 · 4 ROOM | S$1,600 | — |
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 59 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 | 54 years | S$449,549 | S$496,339 | S$535,214 | S$546,945 |
| 10 years | 49 years | S$426,651 | S$520,085 | S$604,747 | S$631,548 |
| 20 years | 39 years | S$374,196 | S$556,035 | S$751,797 | S$819,909 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.