homequant
HDB · 391005

Blk 5 Pine Cl

Project page · 99-year lease from 2000

Indicative value range
S$1,068,647 – S$1,335,090
Indicative mid S$1,320,900 · S$11,900 psm

Based on 10 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
Oct 2026Blk 110 TO 12110 sqmS$1,320,000S$12,000 psm×1.000S$12,000 psm
Oct 2026Blk 1107 TO 09110 sqmS$1,300,000S$11,818 psm×1.000S$11,818 psm
Aug 2026Blk 110 TO 12110 sqmS$1,220,000S$11,091 psm×1.000S$11,091 psm
Aug 2026Blk 713 TO 15110 sqmS$1,338,000S$12,164 psm×1.000S$12,164 psm
May 2026Blk 119 TO 21110 sqmS$1,318,000S$11,982 psm×1.000S$11,982 psm
Mar 2026Blk 316 TO 18110 sqmS$1,360,000S$12,364 psm×0.997S$12,327 psm
Mar 2026Blk 110 TO 12110 sqmS$1,328,000S$12,073 psm×0.997S$12,037 psm
Feb 2026Blk 101 TO 03113 sqmS$1,003,800S$8,883 psm×0.997S$8,857 psm
Jan 2026Blk 901 TO 03120 sqmS$1,100,000S$9,167 psm×0.997S$9,140 psm
Dec 2025Blk 1101 TO 03113 sqmS$950,000S$8,407 psm×0.996S$8,374 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.

3.82% gross yield

S$50,400 of rent a year against the estimate above · 2.27 points below flats like it

Homes like this rent for about S$4,200 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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
Jul 2026115 ROOMS$4,000
Jun 202615 ROOMS$4,400
Jun 202675 ROOMS$4,200
May 202675 ROOMS$4,300
Apr 202615 ROOMS$4,750
Mar 202635 ROOMS$4,300
Mar 2026115 ROOMS$4,050
Feb 2026115 ROOMS$2,900

median of 15 HDB rental approvals for 5 ROOM on Pine Cl since 2025-10.

Buying or selling at S$1,320,900?

Buying: Stamp duty on S$1,320,900 · Cash and CPF needed on S$1,320,900 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,320,900.

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

Primary schools near 5 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 2025
Blk 5 · 5 ROOM · 01 TO 03 · Improved · 74 years left
excluded: outlier
114 sqmS$870,000S$7,632 psm
Sept 2025
Blk 5 · 5 ROOM · 10 TO 12 · Improved · 74 years left
excluded: outlier
111 sqmS$1,300,000S$11,712 psm
Sept 2024
Blk 5 · 5 ROOM · 01 TO 03 · Improved · 75 years left
111 sqmS$1,010,000S$9,099 psm
Aug 2024
Blk 5 · 5 ROOM · 13 TO 15 · Improved · 75 years left
111 sqmS$1,028,888S$9,269 psm
Aug 2024
Blk 5 · 4 ROOM · 01 TO 03 · Model A · 75 years left
95 sqmS$780,000S$8,211 psm
Jun 2024
Blk 5 · 5 ROOM · 19 TO 21 · Improved · 75 years left
111 sqmS$1,068,888S$9,630 psm
May 2024
Blk 5 · 5 ROOM · 16 TO 18 · Improved · 75 years left
111 sqmS$1,023,000S$9,216 psm
Feb 2023
Blk 5 · 5 ROOM · 01 TO 03 · Improved · 76 years left
114 sqmS$930,000S$8,158 psm
Jun 2022
Blk 5 · 4 ROOM · 01 TO 03 · Model A · 77 years left
95 sqmS$750,000S$7,895 psm
Apr 2022
Blk 5 · 5 ROOM · 16 TO 18 · Improved · 77 years left
110 sqmS$980,000S$8,909 psm
Mar 2022
Blk 5 · 5 ROOM · 16 TO 18 · Improved · 77 years left
111 sqmS$965,000S$8,694 psm
Mar 2022
Blk 5 · 5 ROOM · 16 TO 18 · Improved · 77 years left
111 sqmS$930,000S$8,378 psm
Mar 2022
Blk 5 · 4 ROOM · 01 TO 03 · Model A · 77 years left
96 sqmS$715,000S$7,448 psm
Jan 2022
Blk 5 · 5 ROOM · 19 TO 21 · Improved · 78 years left
110 sqmS$1,020,000S$9,273 psm
Jan 2022
Blk 5 · 5 ROOM · 16 TO 18 · Improved · 78 years left
110 sqmS$990,000S$9,000 psm
Dec 2021
Blk 5 · 5 ROOM · 13 TO 15 · Improved · 78 years left
111 sqmS$905,888S$8,161 psm
See more

Showing 16 of 48.

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$1,267,150S$1,399,036S$1,515,183S$1,541,682
10 years62 yearsS$1,227,586S$1,496,421S$1,755,198S$1,817,128
20 years52 yearsS$1,130,594S$1,680,003S$2,311,292S$2,477,271

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.