Blk 138 Pasir Ris St 11
Project page · 99-year lease from 1994
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 138 | 01 TO 03 | 135 sqm | S$670,000 | S$4,963 psm | ×1.000 | S$4,963 psm |
| Sept 2026 | Blk 138 | 10 TO 12 | 136 sqm | S$760,000 | S$5,588 psm | ×1.000 | S$5,588 psm |
| Jul 2026 | Blk 138 | 01 TO 03 | 131 sqm | S$700,000 | S$5,344 psm | ×1.000 | S$5,344 psm |
How accurate is this estimate for Pasir Ris St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Pasir Ris St 11 since.
- Median error
- 3.7%
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.
6.09% gross yield
S$42,000 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 45 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 184 | 5 ROOM | S$3,400 |
| Aug 2026 | 144 | 5 ROOM | S$3,700 |
| Aug 2026 | 185 | 5 ROOM | S$3,600 |
| Aug 2026 | 124 | 5 ROOM | S$3,500 |
| Aug 2026 | 187 | 5 ROOM | S$3,200 |
| Jul 2026 | 180 | 5 ROOM | S$4,000 |
| Jul 2026 | 110 | 5 ROOM | S$3,800 |
| Jul 2026 | 118 | 5 ROOM | S$3,100 |
median of 45 HDB rental approvals for 5 ROOM on Pasir Ris St 11 since 2025-10.
Buying or selling at S$689,313?
Buying: Stamp duty on S$689,313 · Cash and CPF needed on S$689,313 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$689,313.
Each opens with this figure filled in; change anything there.
Primary schools near 138 Pasir Ris St 11
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 · 225 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 978 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Casuarina Primary School · 1,012 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,080 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines North Primary School · 1,137 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,236 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,583 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,583 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,983 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 138 · 5 ROOM · 10 TO 12 · Model A · 67 years left | 136 sqm | S$760,000 | S$5,588 psm |
| Sept 2026 | Blk 138 · 5 ROOM · 01 TO 03 · Model A · 67 years left | 135 sqm | S$670,000 | S$4,963 psm |
| Jul 2026 | Blk 138 · 5 ROOM · 01 TO 03 · Model A · 67 years left | 131 sqm | S$700,000 | S$5,344 psm |
| Oct 2024 | Blk 138 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 126 sqm | S$692,000 | S$5,492 psm |
| Sept 2024 | Blk 138 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 126 sqm | S$700,000 | S$5,556 psm |
| Oct 2022 | Blk 138 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 127 sqm | S$610,000 | S$4,803 psm |
| Jul 2022 | Blk 138 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 112 sqm | S$518,000 | S$4,625 psm |
Showing 7 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 138 · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 138 · 5 ROOM | S$3,000 | — |
| Feb 2024 | Blk 138 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 138 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 138 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 138 · 5 ROOM | S$2,700 | — |
| May 2021 | Blk 138 · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 138 · 4 ROOM | S$1,800 | — |
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 66 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 | 61 years | S$667,791 | S$737,295 | S$798,505 | S$812,470 |
| 10 years | 56 years | S$644,281 | S$785,375 | S$921,191 | S$953,694 |
| 20 years | 46 years | S$584,049 | S$867,865 | S$1,193,980 | S$1,279,722 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.