Blk 108 Pasir Ris St 12
Project page · 99-year lease from 1988
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 101 | 04 TO 06 | 149 sqm | S$925,000 | S$6,208 psm | ×1.000 | S$6,208 psm |
| Sept 2026 | Blk 101 | 04 TO 06 | 154 sqm | S$966,000 | S$6,273 psm | ×1.000 | S$6,273 psm |
| Jul 2026 | Blk 101 | 10 TO 12 | 149 sqm | S$950,000 | S$6,376 psm | ×1.000 | S$6,376 psm |
| Jul 2026 | Blk 101 | 10 TO 12 | 146 sqm | S$930,000 | S$6,370 psm | ×1.000 | S$6,370 psm |
| Jun 2026 | Blk 101 | 01 TO 03 | 149 sqm | S$850,000 | S$5,705 psm | ×1.000 | S$5,705 psm |
| Dec 2025 | Blk 101 | 04 TO 06 | 146 sqm | S$932,000 | S$6,384 psm | ×0.996 | S$6,358 psm |
| Nov 2025 | Blk 101 | 07 TO 09 | 146 sqm | S$935,000 | S$6,404 psm | ×0.996 | S$6,379 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.
5.17% gross yield
S$48,000 of rent a year against the estimate above · 0.47 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Jun 2026 | 101 | EXECUTIVE | S$4,000 |
median of 1 HDB rental approvals for EXECUTIVE on Pasir Ris St 12 since 2025-10.
Buying or selling at S$928,338?
Buying: Stamp duty on S$928,338 · Cash and CPF needed on S$928,338 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$928,338.
Each opens with this figure filled in; change anything there.
Primary schools near 108 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 · 416 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 509 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 753 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gongshang Primary School · 1,328 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,471 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,598 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,841 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,841 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 108 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left excluded: outlier | 146 sqm | S$865,000 | S$5,925 psm |
| Apr 2025 | Blk 108 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$920,000 | S$6,301 psm |
| May 2024 | Blk 108 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$890,000 | S$6,096 psm |
| Aug 2023 | Blk 108 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 154 sqm | S$900,000 | S$5,844 psm |
| May 2023 | Blk 108 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$825,000 | S$5,651 psm |
| Dec 2022 | Blk 108 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 149 sqm | S$828,888 | S$5,563 psm |
| Feb 2022 | Blk 108 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 146 sqm | S$748,000 | S$5,123 psm |
| Jan 2022 | Blk 108 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left excluded: outlier | 149 sqm | S$898,888 | S$6,033 psm |
| Jan 2022 | Blk 108 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left excluded: outlier | 146 sqm | S$868,000 | S$5,945 psm |
| Dec 2021 | Blk 108 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 149 sqm | S$710,000 | S$4,765 psm |
| Nov 2021 | Blk 108 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 154 sqm | S$820,000 | S$5,325 psm |
Showing 11 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2021 | Blk 108 · EXECUTIVE | S$2,000 | — |
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 60 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 | 55 years | S$895,656 | S$988,877 | S$1,070,972 | S$1,089,702 |
| 10 years | 50 years | S$854,990 | S$1,042,228 | S$1,222,461 | S$1,265,594 |
| 20 years | 40 years | S$764,625 | S$1,136,192 | S$1,563,135 | S$1,675,387 |
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.