Blk 121 Potong Pasir Ave 1
Project page · 99-year lease from 1984
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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 121 | 07 TO 09 | 134 sqm | S$1,050,000 | S$7,836 psm | ×1.000 | S$7,836 psm |
| Mar 2026 | Blk 122 | 01 TO 03 | 140 sqm | S$1,080,000 | S$7,714 psm | ×0.997 | S$7,692 psm |
| Oct 2025 | Blk 122 | 16 TO 18 | 135 sqm | S$1,200,000 | S$8,889 psm | ×0.996 | S$8,854 psm |
| Sept 2025 | Blk 122 | 13 TO 15 | 140 sqm | S$1,100,000 | S$7,857 psm | ×0.996 | S$7,822 psm |
| Jun 2025 | Blk 121 | 16 TO 18 | 134 sqm | S$968,888 | S$7,231 psm | ×1.000 | S$7,227 psm |
| Jan 2025 | Blk 121 | 01 TO 03 | 134 sqm | S$960,000 | S$7,164 psm | ×1.009 | S$7,228 psm |
| Dec 2024 | Blk 121 | 13 TO 15 | 135 sqm | S$1,039,998 | S$7,704 psm | ×1.025 | S$7,894 psm |
How accurate is this estimate for Potong Pasir Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Potong Pasir Ave 1 since.
- Median error
- 7.2%
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.
4.34% gross yield
S$48,600 of rent a year against the estimate above · 1.54 points below flats like it
Homes like this rent for about S$4,050 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| May 2026 | 122 | 5 ROOM | S$4,400 |
| Apr 2026 | 122 | 5 ROOM | S$4,100 |
| Apr 2026 | 122 | 5 ROOM | S$3,900 |
| Nov 2025 | 122 | 5 ROOM | S$4,000 |
median of 4 HDB rental approvals for 5 ROOM on Potong Pasir Ave 1 since 2025-10.
Buying or selling at S$1,118,607?
Buying: Stamp duty on S$1,118,607 · Cash and CPF needed on S$1,118,607 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,118,607.
Each opens with this figure filled in; change anything there.
Primary schools near 121 Potong Pasir Ave 1
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
- St Andrew's School (Junior) (boys) · 401 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,015 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Cedar Primary School · 1,016 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- First Toa Payoh Primary School · 1,104 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,371 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,394 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,403 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,484 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,824 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kheng Cheng School · 1,957 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 121 · 5 ROOM · 07 TO 09 · Model A · 57 years left | 134 sqm | S$1,050,000 | S$7,836 psm |
| Jun 2026 | Blk 121 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 75 sqm | S$545,000 | S$7,267 psm |
| Jun 2025 | Blk 121 · 5 ROOM · 16 TO 18 · Model A · 58 years left | 134 sqm | S$968,888 | S$7,231 psm |
| Jun 2025 | Blk 121 · 3 ROOM · 13 TO 15 · Model A · 58 years left | 75 sqm | S$600,000 | S$8,000 psm |
| Jan 2025 | Blk 121 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 134 sqm | S$960,000 | S$7,164 psm |
| Dec 2024 | Blk 121 · 5 ROOM · 13 TO 15 · Model A · 59 years left | 135 sqm | S$1,039,998 | S$7,704 psm |
| Sept 2024 | Blk 121 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 75 sqm | S$482,000 | S$6,427 psm |
| Aug 2024 | Blk 121 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 59 years left | 159 sqm | S$1,250,000 | S$7,862 psm |
| Apr 2024 | Blk 121 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 75 sqm | S$480,000 | S$6,400 psm |
| Mar 2024 | Blk 121 · 5 ROOM · 07 TO 09 · Model A · 59 years left | 135 sqm | S$965,000 | S$7,148 psm |
| Mar 2024 | Blk 121 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$718,000 | S$6,971 psm |
| Mar 2024 | Blk 121 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Jan 2024 | Blk 121 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$713,000 | S$6,922 psm |
| Oct 2023 | Blk 121 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 75 sqm | S$490,000 | S$6,533 psm |
| Apr 2023 | Blk 121 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 60 years left | 147 sqm | S$1,072,000 | S$7,293 psm |
| Nov 2022 | Blk 121 · 5 ROOM · 16 TO 18 · Model A · 61 years left | 143 sqm | S$995,000 | S$6,958 psm |
| Aug 2022 | Blk 121 · 4 ROOM · 13 TO 15 · Model A · 61 years left | 103 sqm | S$658,000 | S$6,388 psm |
| May 2022 | Blk 121 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 75 sqm | S$460,000 | S$6,133 psm |
| Apr 2022 | Blk 121 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 75 sqm | S$408,000 | S$5,440 psm |
| Mar 2022 | Blk 121 · 5 ROOM · 13 TO 15 · Model A-Maisonette · 61 years left | 159 sqm | S$1,112,500 | S$6,997 psm |
| Nov 2021 | Blk 121 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 75 sqm | S$455,000 | S$6,067 psm |
Showing 21 of 89.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 121 · 4 ROOM | S$4,000 | — |
| Apr 2026 | Blk 121 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 121 · 4 ROOM | S$3,800 | — |
| Feb 2026 | Blk 121 · 3 ROOM | S$3,300 | — |
| Feb 2026 | Blk 121 · 4 ROOM | S$3,000 | — |
| Dec 2025 | Blk 121 · 3 ROOM | S$3,050 | — |
| Sept 2025 | Blk 121 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 121 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 121 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 121 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 121 · 4 ROOM | S$3,850 | — |
| Oct 2024 | Blk 121 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 121 · 4 ROOM | S$4,000 | — |
| Mar 2024 | Blk 121 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 121 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 121 · 3 ROOM | S$2,900 | — |
| Sept 2023 | Blk 121 · 3 ROOM | S$2,900 | — |
| May 2023 | Blk 121 · 3 ROOM | S$2,400 | — |
| Apr 2023 | Blk 121 · 3 ROOM | S$3,100 | — |
| Nov 2022 | Blk 121 · 4 ROOM | S$4,000 | — |
| Jun 2022 | Blk 121 · 3 ROOM | S$2,220 | — |
| Feb 2022 | Blk 121 · 3 ROOM | S$2,700 | — |
| Feb 2022 | Blk 121 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 121 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 121 · 3 ROOM | S$2,000 | — |
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 56 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$1,067,818 | S$1,178,958 | S$1,276,834 | S$1,299,164 |
| 10 years | 46 years | S$1,014,030 | S$1,236,097 | S$1,449,856 | S$1,501,012 |
| 20 years | 36 years | S$891,441 | S$1,324,634 | S$1,822,387 | S$1,953,256 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.