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HDB · 391012

Blk 12 Pine Cl

Project page · 99-year lease from 1981

Indicative value range
S$516,081 – S$531,136
Indicative mid S$523,000 · S$7,691 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 1204 TO 0668 sqmS$523,000S$7,691 psm×1.000S$7,691 psm
Jan 2026Blk 1004 TO 0668 sqmS$550,000S$8,088 psm×0.997S$8,064 psm
Aug 2025Blk 1010 TO 1268 sqmS$540,000S$7,941 psm×0.996S$7,906 psm
Apr 2025Blk 1210 TO 1268 sqmS$480,000S$7,059 psm×1.000S$7,055 psm
Feb 2025Blk 1013 TO 1568 sqmS$510,000S$7,500 psm×1.009S$7,567 psm
Feb 2025Blk 1004 TO 0668 sqmS$520,000S$7,647 psm×1.009S$7,716 psm
Feb 2025Blk 1210 TO 1268 sqmS$513,000S$7,544 psm×1.009S$7,612 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.

6.88% gross yield

S$36,000 of rent a year against the estimate above · 0.93 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 7 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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
Aug 2026103 ROOMS$2,500
Apr 2026123 ROOMS$3,200
Mar 2026123 ROOMS$2,800
Mar 2026123 ROOMS$2,000
Jan 2026123 ROOMS$3,000
Dec 2025103 ROOMS$3,600
Oct 2025123 ROOMS$3,500

median of 7 HDB rental approvals for 3 ROOM on Pine Cl since 2025-10.

Buying or selling at S$523,000?

Buying: Stamp duty on S$523,000 · Cash and CPF needed on S$523,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$523,000.

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

Primary schools near 12 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
Sept 2026
Blk 12 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
96 sqmS$718,880S$7,488 psm
Jul 2026
Blk 12 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
93 sqmS$703,000S$7,559 psm
Jul 2026
Blk 12 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
93 sqmS$705,000S$7,581 psm
Jul 2026
Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 54 years left
68 sqmS$523,000S$7,691 psm
Mar 2026
Blk 12 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
96 sqmS$685,000S$7,135 psm
Apr 2025
Blk 12 · 3 ROOM · 10 TO 12 · New Generation · 55 years left
68 sqmS$480,000S$7,059 psm
Feb 2025
Blk 12 · 3 ROOM · 10 TO 12 · New Generation · 56 years left
68 sqmS$513,000S$7,544 psm
Dec 2024
Blk 12 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
93 sqmS$695,000S$7,473 psm
Jun 2024
Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 56 years left
68 sqmS$468,000S$6,882 psm
Dec 2023
Blk 12 · 3 ROOM · 13 TO 15 · New Generation · 57 years left
68 sqmS$475,000S$6,985 psm
Nov 2022
Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$388,000S$5,706 psm
Apr 2022
Blk 12 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
82 sqmS$490,000S$5,976 psm
Apr 2022
Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
68 sqmS$390,000S$5,735 psm
Mar 2022
Blk 12 · 4 ROOM · 01 TO 03 · New Generation · 58 years left
96 sqmS$495,000S$5,156 psm
Nov 2021
Blk 12 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
68 sqmS$300,000S$4,412 psm
See more

Showing 15 of 42.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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 years48 yearsS$496,656S$548,348S$593,871S$604,258
10 years43 yearsS$467,723S$570,152S$668,749S$692,345

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.