Blk 9 Pine Cl
Project page · 99-year lease from 1997
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 1 | 04 TO 06 | 95 sqm | S$900,000 | S$9,474 psm | ×1.000 | S$9,474 psm |
| Dec 2025 | Blk 11 | 01 TO 03 | 95 sqm | S$898,000 | S$9,453 psm | ×0.996 | S$9,415 psm |
| Sept 2025 | Blk 9 | 10 TO 12 | 102 sqm | S$975,000 | S$9,559 psm | ×0.996 | S$9,517 psm |
| Jul 2025 | Blk 3 | 10 TO 12 | 95 sqm | S$910,000 | S$9,579 psm | ×0.996 | S$9,537 psm |
| Mar 2025 | Blk 11 | 04 TO 06 | 95 sqm | S$850,000 | S$8,947 psm | ×1.009 | S$9,027 psm |
| Jan 2025 | Blk 9 | 04 TO 06 | 102 sqm | S$830,000 | S$8,137 psm | ×1.009 | S$8,210 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.
4.86% gross yield
S$46,800 of rent a year against the estimate above · 1.83 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 60 to 69 years of lease left yield 6.69%, from 75 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 | 11 | 4 ROOM | S$3,900 |
| Sept 2026 | 1 | 4 ROOM | S$3,900 |
| Sept 2026 | 10 | 4 ROOM | S$3,400 |
| Aug 2026 | 5 | 4 ROOM | S$4,000 |
| Aug 2026 | 3 | 4 ROOM | S$3,600 |
| Jun 2026 | 5 | 4 ROOM | S$4,000 |
| May 2026 | 1 | 4 ROOM | S$3,300 |
| Apr 2026 | 11 | 4 ROOM | S$4,000 |
median of 17 HDB rental approvals for 4 ROOM on Pine Cl since 2025-10.
Buying or selling at S$963,347?
Buying: Stamp duty on S$963,347 · Cash and CPF needed on S$963,347 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$963,347.
Each opens with this figure filled in; change anything there.
Primary schools near 9 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
- Kong Hwa School · 519 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 773 m · no 2025 Phase 2C ballot
1 to 2 km
- Canossa Catholic Primary School · 1,835 m · no 2025 Phase 2C ballot
- Tanjong Katong Primary School · 1,980 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 9 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 120 sqm | S$1,100,000 | S$9,167 psm |
| Sept 2025 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 102 sqm | S$975,000 | S$9,559 psm |
| Jan 2025 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 102 sqm | S$830,000 | S$8,137 psm |
| Sept 2024 | Blk 9 · 5 ROOM · 01 TO 03 · Improved · 72 years left excluded: outlier | 120 sqm | S$1,008,000 | S$8,400 psm |
| Aug 2024 | Blk 9 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 120 sqm | S$1,150,000 | S$9,583 psm |
| Mar 2024 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 102 sqm | S$840,000 | S$8,235 psm |
| Apr 2023 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 102 sqm | S$795,000 | S$7,794 psm |
| Dec 2022 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 102 sqm | S$750,000 | S$7,353 psm |
| Sept 2022 | Blk 9 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 120 sqm | S$1,000,888 | S$8,341 psm |
| Jun 2022 | Blk 9 · 5 ROOM · 07 TO 09 · Improved · 75 years left excluded: outlier | 120 sqm | S$845,000 | S$7,042 psm |
| May 2022 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 102 sqm | S$768,888 | S$7,538 psm |
| Apr 2022 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 75 years left | 102 sqm | S$700,000 | S$6,863 psm |
Showing 12 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 9 · 4 ROOM | S$4,100 | — |
| Dec 2024 | Blk 9 · 4 ROOM | S$3,800 | — |
| Sept 2024 | Blk 9 · 4 ROOM | S$3,850 | — |
| Oct 2023 | Blk 9 · 4 ROOM | S$4,050 | — |
| Oct 2023 | Blk 9 · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 9 · 4 ROOM | S$2,700 | — |
| Aug 2023 | Blk 9 · 4 ROOM | S$4,200 | — |
| Nov 2022 | Blk 9 · 4 ROOM | S$3,900 | — |
| Sept 2022 | Blk 9 · 4 ROOM | S$3,500 | — |
| Nov 2021 | Blk 9 · 4 ROOM | S$2,800 | — |
| Jun 2021 | Blk 9 · 5 ROOM | S$2,750 | — |
| Apr 2021 | Blk 9 · 4 ROOM | S$2,200 | — |
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 69 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 | 64 years | S$933,270 | S$1,030,405 | S$1,115,948 | S$1,135,465 |
| 10 years | 59 years | S$900,414 | S$1,097,599 | S$1,287,408 | S$1,332,832 |
| 20 years | 49 years | S$816,235 | S$1,212,883 | S$1,668,643 | S$1,788,472 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.