Blk 103 Pasir Ris St 12
Project page · 99-year lease from 1989
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 102 | 07 TO 09 | 103 sqm | S$615,000 | S$5,971 psm | ×1.000 | S$5,971 psm |
| Aug 2026 | Blk 190 | 04 TO 06 | 105 sqm | S$600,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Jul 2026 | Blk 190 | 07 TO 09 | 106 sqm | S$620,000 | S$5,849 psm | ×1.000 | S$5,849 psm |
| May 2026 | Blk 102 | 13 TO 15 | 103 sqm | S$630,000 | S$6,117 psm | ×1.000 | S$6,117 psm |
| Apr 2026 | Blk 190 | 01 TO 03 | 106 sqm | S$615,000 | S$5,802 psm | ×1.000 | S$5,802 psm |
| Mar 2026 | Blk 194 | 01 TO 03 | 105 sqm | S$590,000 | S$5,619 psm | ×0.997 | S$5,602 psm |
| Dec 2025 | Blk 105 | 04 TO 06 | 108 sqm | S$650,000 | S$6,019 psm | ×0.996 | S$5,995 psm |
How accurate is this estimate for Pasir Ris St 12?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Pasir Ris St 12 since.
- Median error
- 3.0%
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.
6.77% gross yield
S$40,800 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 20 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 | 105 | 4 ROOM | S$3,650 |
| Sept 2026 | 107 | 4 ROOM | S$3,400 |
| Sept 2026 | 191 | 4 ROOM | S$3,400 |
| Jul 2026 | 190 | 4 ROOM | S$3,600 |
| Jun 2026 | 191 | 4 ROOM | S$3,800 |
| Jun 2026 | 105 | 4 ROOM | S$3,500 |
| May 2026 | 105 | 4 ROOM | S$3,300 |
| May 2026 | 104 | 4 ROOM | S$3,000 |
median of 20 HDB rental approvals for 4 ROOM on Pasir Ris St 12 since 2025-10.
Buying or selling at S$602,453?
Buying: Stamp duty on S$602,453 · Cash and CPF needed on S$602,453 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$602,453.
Each opens with this figure filled in; change anything there.
Primary schools near 103 Pasir Ris St 12
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
- White Sands Primary School · 308 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 509 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 624 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,219 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,441 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,582 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,591 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 122 sqm | S$745,000 | S$6,107 psm |
| Jul 2025 | Blk 103 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 103 sqm | S$615,000 | S$5,971 psm |
| Feb 2025 | Blk 103 · 4 ROOM · 07 TO 09 · Model A · 63 years left excluded: outlier | 103 sqm | S$440,000 | S$4,272 psm |
| Dec 2024 | Blk 103 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Dec 2024 | Blk 103 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Nov 2024 | Blk 103 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 103 sqm | S$580,000 | S$5,631 psm |
| Mar 2024 | Blk 103 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Oct 2023 | Blk 103 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 103 sqm | S$540,000 | S$5,243 psm |
| Aug 2023 | Blk 103 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$545,000 | S$5,240 psm |
| Oct 2022 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 128 sqm | S$630,000 | S$4,922 psm |
| Sept 2022 | Blk 103 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 122 sqm | S$595,000 | S$4,877 psm |
| Jun 2022 | Blk 103 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 122 sqm | S$595,000 | S$4,877 psm |
| Oct 2021 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 122 sqm | S$518,000 | S$4,246 psm |
Showing 13 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 103 · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 103 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 103 · 5 ROOM | S$4,000 | — |
| Aug 2025 | Blk 103 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 103 · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 103 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 103 · 5 ROOM | S$3,900 | — |
| Sept 2021 | Blk 103 · 5 ROOM | S$2,500 | — |
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 61 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 | 56 years | S$581,244 | S$641,740 | S$695,017 | S$707,172 |
| 10 years | 51 years | S$554,853 | S$676,363 | S$793,327 | S$821,319 |
| 20 years | 41 years | S$496,210 | S$737,342 | S$1,014,410 | S$1,087,257 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.