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HDB · 390001

Blk 1 Pine Cl

Project page · 99-year lease from 2000

Indicative value range
S$900,000 – S$930,676
Indicative mid S$901,385 · S$9,488 psm

Based on 5 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 104 TO 0695 sqmS$900,000S$9,474 psm×1.000S$9,474 psm
May 2026Blk 1110 TO 1285 sqmS$880,000S$10,353 psm×1.000S$10,353 psm
Mar 2026Blk 1101 TO 0386 sqmS$845,000S$9,826 psm×0.997S$9,797 psm
Mar 2026Blk 304 TO 0685 sqmS$808,888S$9,516 psm×0.997S$9,488 psm
Dec 2025Blk 1101 TO 0395 sqmS$898,000S$9,453 psm×0.996S$9,415 psm

How accurate is this estimate for Pine Cl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Pine Cl since.

Median error
4.8%

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.

5.19% gross yield

S$46,800 of rent a year against the estimate above · 1.01 points below flats like it

Homes like this rent for about S$3,900 a month, the middle of 17 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 2026114 ROOMS$3,900
Sept 202614 ROOMS$3,900
Sept 2026104 ROOMS$3,400
Aug 202654 ROOMS$4,000
Aug 202634 ROOMS$3,600
Jun 202654 ROOMS$4,000
May 202614 ROOMS$3,300
Apr 2026114 ROOMS$4,000

median of 17 HDB rental approvals for 4 ROOM on Pine Cl since 2025-10.

Buying or selling at S$901,385?

Buying: Stamp duty on S$901,385 · Cash and CPF needed on S$901,385 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$901,385.

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

Primary schools near 1 Pine Cl

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
Oct 2026
Blk 1 · 5 ROOM · 10 TO 12 · Improved · 73 years left
110 sqmS$1,320,000S$12,000 psm
Aug 2026
Blk 1 · 5 ROOM · 10 TO 12 · Improved · 73 years left
110 sqmS$1,220,000S$11,091 psm
Jul 2026
Blk 1 · 4 ROOM · 04 TO 06 · Model A · 73 years left
95 sqmS$900,000S$9,474 psm
May 2026
Blk 1 · 5 ROOM · 19 TO 21 · Improved · 73 years left
110 sqmS$1,318,000S$11,982 psm
Mar 2026
Blk 1 · 5 ROOM · 10 TO 12 · Improved · 73 years left
110 sqmS$1,328,000S$12,073 psm
Feb 2026
Blk 1 · 5 ROOM · 01 TO 03 · Improved · 73 years left
113 sqmS$1,003,800S$8,883 psm
May 2025
Blk 1 · 4 ROOM · 16 TO 18 · Model A · 74 years left
85 sqmS$910,000S$10,706 psm
Jul 2024
Blk 1 · 4 ROOM · 16 TO 18 · Model A · 75 years left
95 sqmS$935,000S$9,842 psm
Jun 2024
Blk 1 · 4 ROOM · 13 TO 15 · Model A · 75 years left
95 sqmS$896,800S$9,440 psm
May 2023
Blk 1 · 4 ROOM · 01 TO 03 · Model A · 76 years left
95 sqmS$705,000S$7,421 psm
Feb 2023
Blk 1 · 4 ROOM · 01 TO 03 · Model A · 76 years left
95 sqmS$660,000S$6,947 psm
Nov 2022
Blk 1 · 4 ROOM · 01 TO 03 · Model A · 77 years left
85 sqmS$680,000S$8,000 psm
Oct 2022
Blk 1 · 5 ROOM · 04 TO 06 · Improved · 77 years left
113 sqmS$939,800S$8,317 psm
Aug 2022
Blk 1 · 4 ROOM · 07 TO 09 · Model A · 77 years left
95 sqmS$773,888S$8,146 psm
Aug 2022
Blk 1 · 4 ROOM · 10 TO 12 · Model A · 77 years left
86 sqmS$710,000S$8,256 psm
Jul 2022
Blk 1 · 4 ROOM · 01 TO 03 · Model A · 77 years left
86 sqmS$600,000S$6,977 psm
Mar 2022
Blk 1 · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$898,888S$8,172 psm
Nov 2021
Blk 1 · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$908,000S$8,255 psm
See more

Showing 18 of 91.

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$864,706S$954,705S$1,033,964S$1,052,047
10 years62 yearsS$837,707S$1,021,161S$1,197,750S$1,240,011
20 years52 yearsS$771,520S$1,146,437S$1,577,230S$1,690,494

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.