Blk 3 Pine Cl
Project page · 99-year lease from 2000
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.
| 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 |
| May 2026 | Blk 11 | 10 TO 12 | 85 sqm | S$880,000 | S$10,353 psm | ×1.000 | S$10,353 psm |
| Mar 2026 | Blk 11 | 01 TO 03 | 86 sqm | S$845,000 | S$9,826 psm | ×0.997 | S$9,797 psm |
| Mar 2026 | Blk 3 | 04 TO 06 | 85 sqm | S$808,888 | S$9,516 psm | ×0.997 | S$9,488 psm |
| Dec 2025 | Blk 11 | 01 TO 03 | 95 sqm | S$898,000 | S$9,453 psm | ×0.996 | S$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
| 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$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 3 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 · 599 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Geylang Methodist School (Primary) · 1,059 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tanjong Katong Primary School · 1,863 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 3 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 110 sqm | S$1,360,000 | S$12,364 psm |
| Mar 2026 | Blk 3 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 85 sqm | S$808,888 | S$9,516 psm |
| Jul 2025 | Blk 3 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 95 sqm | S$910,000 | S$9,579 psm |
| Aug 2024 | Blk 3 · 5 ROOM · 07 TO 09 · Improved · 75 years left | 110 sqm | S$1,030,000 | S$9,364 psm |
| Jul 2024 | Blk 3 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 85 sqm | S$780,000 | S$9,176 psm |
| May 2024 | Blk 3 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 95 sqm | S$848,000 | S$8,926 psm |
| Jul 2023 | Blk 3 · 4 ROOM · 13 TO 15 · Model A · 76 years left | 95 sqm | S$775,000 | S$8,158 psm |
| Aug 2022 | Blk 3 · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$945,000 | S$8,591 psm |
| May 2022 | Blk 3 · 4 ROOM · 13 TO 15 · Model A · 77 years left | 95 sqm | S$812,000 | S$8,547 psm |
| Mar 2022 | Blk 3 · 4 ROOM · 07 TO 09 · Model A · 77 years left | 86 sqm | S$718,000 | S$8,349 psm |
| Dec 2021 | Blk 3 · 4 ROOM · 13 TO 15 · Model A · 78 years left | 86 sqm | S$740,888 | S$8,615 psm |
| Nov 2021 | Blk 3 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 95 sqm | S$650,000 | S$6,842 psm |
| Oct 2021 | Blk 3 · 5 ROOM · 16 TO 18 · Improved · 78 years left | 110 sqm | S$930,000 | S$8,455 psm |
Showing 13 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 3 · 4 ROOM | S$3,600 | — |
| Mar 2026 | Blk 3 · 5 ROOM | S$4,300 | — |
| Oct 2025 | Blk 3 · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 3 · 5 ROOM | S$4,200 | — |
| Aug 2025 | Blk 3 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 3 · 4 ROOM | S$3,800 | — |
| Jul 2024 | Blk 3 · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 3 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 3 · 5 ROOM | S$4,200 | — |
| Oct 2023 | Blk 3 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 3 · 5 ROOM | S$3,400 | — |
| Aug 2023 | Blk 3 · 5 ROOM | S$3,900 | — |
| Jul 2023 | Blk 3 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 3 · 4 ROOM | S$3,300 | — |
| Jan 2023 | Blk 3 · 4 ROOM | S$3,500 | — |
| Dec 2022 | Blk 3 · 4 ROOM | S$2,800 | — |
| Aug 2022 | Blk 3 · 5 ROOM | S$3,300 | — |
| Aug 2022 | Blk 3 · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 3 · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 3 · 4 ROOM | S$2,650 | — |
| Dec 2021 | Blk 3 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 3 · 4 ROOM | S$2,600 | — |
| Aug 2021 | Blk 3 · 5 ROOM | S$2,650 | — |
| Aug 2021 | Blk 3 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 3 · 5 ROOM | S$2,900 | — |
| Jan 2021 | Blk 3 · 4 ROOM | S$2,800 | — |
| Jan 2021 | Blk 3 · 4 ROOM | S$2,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 67 years | S$864,706 | S$954,705 | S$1,033,964 | S$1,052,047 |
| 10 years | 62 years | S$837,707 | S$1,021,161 | S$1,197,750 | S$1,240,011 |
| 20 years | 52 years | S$771,520 | S$1,146,437 | S$1,577,230 | S$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.