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HDB · 081004

Blk 4 Tg Pagar Plaza

Project page · 99-year lease from 1977

Indicative value range
S$503,268 – S$516,964
Indicative mid S$513,481 · S$8,703 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Feb 2026Blk 410 TO 1259 sqmS$515,000S$8,729 psm×0.997S$8,703 psm
Dec 2025Blk 410 TO 1259 sqmS$522,500S$8,856 psm×0.996S$8,821 psm
Nov 2025Blk 410 TO 1259 sqmS$495,000S$8,390 psm×0.996S$8,357 psm

How accurate is this estimate for Tg Pagar Plaza?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Tg Pagar Plaza since.

Median error
3.3%

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.

7.71% gross yield

S$39,600 of rent a year against the estimate above · 1.49 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 95 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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

ApprovedBlockFlatRent a month
Sept 202643 ROOMS$3,500
Sept 202623 ROOMS$3,500
Sept 202643 ROOMS$3,400
Sept 202613 ROOMS$3,400
Sept 202643 ROOMS$3,380
Sept 202633 ROOMS$3,300
Sept 202623 ROOMS$3,300
Sept 202633 ROOMS$3,200

median of 95 HDB rental approvals for 3 ROOM on Tg Pagar Plaza since 2025-10.

Buying or selling at S$513,481?

Buying: Stamp duty on S$513,481 · Cash and CPF needed on S$513,481 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$513,481.

Each opens with this figure filled in; change anything there.

Primary schools near 4 Tg Pagar Plaza

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2026
Blk 4 · 3 ROOM · 10 TO 12 · Improved · 50 years left
59 sqmS$515,000S$8,729 psm
Dec 2025
Blk 4 · 3 ROOM · 10 TO 12 · Improved · 50 years left
59 sqmS$522,500S$8,856 psm
Nov 2025
Blk 4 · 3 ROOM · 10 TO 12 · Improved · 50 years left
59 sqmS$495,000S$8,390 psm
Jul 2025
Blk 4 · 3 ROOM · 04 TO 06 · Improved · 51 years left
59 sqmS$500,000S$8,475 psm
Apr 2025
Blk 4 · 3 ROOM · 04 TO 06 · Improved · 51 years left
excluded: outlier
59 sqmS$448,000S$7,593 psm
Apr 2025
Blk 4 · 3 ROOM · 16 TO 18 · Improved · 51 years left
59 sqmS$550,000S$9,322 psm
Mar 2025
Blk 4 · 3 ROOM · 16 TO 18 · Improved · 51 years left
59 sqmS$544,888S$9,235 psm
Mar 2025
Blk 4 · 3 ROOM · 13 TO 15 · Improved · 51 years left
59 sqmS$520,000S$8,814 psm
Dec 2024
Blk 4 · 3 ROOM · 13 TO 15 · Improved · 51 years left
59 sqmS$500,413S$8,482 psm
May 2024
Blk 4 · 3 ROOM · 04 TO 06 · Improved · 52 years left
59 sqmS$485,000S$8,220 psm
Apr 2024
Blk 4 · 3 ROOM · 07 TO 09 · Improved · 52 years left
59 sqmS$480,000S$8,136 psm
Mar 2024
Blk 4 · 3 ROOM · 16 TO 18 · Improved · 52 years left
59 sqmS$525,000S$8,898 psm
Nov 2023
Blk 4 · 3 ROOM · 16 TO 18 · Improved · 52 years left
70 sqmS$565,000S$8,071 psm
Sept 2023
Blk 4 · 3 ROOM · 04 TO 06 · Improved · 53 years left
59 sqmS$470,000S$7,966 psm
Jul 2023
Blk 4 · 3 ROOM · 10 TO 12 · Improved · 53 years left
70 sqmS$572,000S$8,171 psm
Nov 2022
Blk 4 · 3 ROOM · 10 TO 12 · Improved · 53 years left
59 sqmS$485,000S$8,220 psm
Sept 2022
Blk 4 · 3 ROOM · 04 TO 06 · Improved · 53 years left
59 sqmS$468,000S$7,932 psm
Sept 2022
Blk 4 · 3 ROOM · 07 TO 09 · Improved · 54 years left
59 sqmS$460,000S$7,797 psm
See more

Showing 18 of 83.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years44 yearsS$483,568S$533,898S$578,222S$588,335
10 years39 yearsS$451,404S$550,259S$645,416S$668,189

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.