Blk 189 Pasir Ris St 12
Project page · 99-year lease from 1993
Based on 21 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 106 | 01 TO 03 | 128 sqm | S$750,000 | S$5,859 psm | ×1.000 | S$5,859 psm |
| Aug 2026 | Blk 193 | 10 TO 12 | 126 sqm | S$720,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Jul 2026 | Blk 196 | 07 TO 09 | 134 sqm | S$770,000 | S$5,746 psm | ×1.000 | S$5,746 psm |
| Jul 2026 | Blk 188 | 04 TO 06 | 124 sqm | S$742,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Jul 2026 | Blk 192 | 10 TO 12 | 124 sqm | S$750,000 | S$6,048 psm | ×1.000 | S$6,048 psm |
| May 2026 | Blk 102 | 04 TO 06 | 122 sqm | S$710,000 | S$5,820 psm | ×1.000 | S$5,820 psm |
| Apr 2026 | Blk 188 | 07 TO 09 | 124 sqm | S$707,000 | S$5,702 psm | ×1.000 | S$5,702 psm |
| Mar 2026 | Blk 196 | 10 TO 12 | 124 sqm | S$730,000 | S$5,887 psm | ×0.997 | S$5,870 psm |
| Mar 2026 | Blk 198 | 04 TO 06 | 123 sqm | S$715,000 | S$5,813 psm | ×0.997 | S$5,796 psm |
| Feb 2026 | Blk 198 | 01 TO 03 | 128 sqm | S$690,000 | S$5,391 psm | ×0.997 | S$5,375 psm |
| Feb 2026 | Blk 193 | 10 TO 12 | 126 sqm | S$725,000 | S$5,754 psm | ×0.997 | S$5,737 psm |
| Feb 2026 | Blk 199 | 07 TO 09 | 122 sqm | S$700,000 | S$5,738 psm | ×0.997 | S$5,721 psm |
| Jan 2026 | Blk 199 | 10 TO 12 | 136 sqm | S$770,000 | S$5,662 psm | ×0.997 | S$5,645 psm |
| Jan 2026 | Blk 103 | 04 TO 06 | 122 sqm | S$745,000 | S$6,107 psm | ×0.997 | S$6,089 psm |
| Dec 2025 | Blk 188 | 10 TO 12 | 124 sqm | S$748,000 | S$6,032 psm | ×0.996 | S$6,009 psm |
| Dec 2025 | Blk 104 | 10 TO 12 | 122 sqm | S$715,000 | S$5,861 psm | ×0.996 | S$5,838 psm |
| Dec 2025 | Blk 190 | 10 TO 12 | 123 sqm | S$715,000 | S$5,813 psm | ×0.996 | S$5,790 psm |
| Dec 2025 | Blk 199 | 07 TO 09 | 125 sqm | S$710,000 | S$5,680 psm | ×0.996 | S$5,658 psm |
| Dec 2025 | Blk 190 | 01 TO 03 | 136 sqm | S$735,000 | S$5,404 psm | ×0.996 | S$5,383 psm |
| Nov 2025 | Blk 194 | 10 TO 12 | 122 sqm | S$700,000 | S$5,738 psm | ×0.996 | S$5,715 psm |
| Nov 2025 | Blk 193 | 10 TO 12 | 126 sqm | S$758,000 | S$6,016 psm | ×0.996 | S$5,992 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.
5.76% gross yield
S$42,000 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 31 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 | 192 | 5 ROOM | S$3,500 |
| Aug 2026 | 189 | 5 ROOM | S$3,500 |
| Jul 2026 | 188 | 5 ROOM | S$3,400 |
| Jul 2026 | 194 | 5 ROOM | S$2,700 |
| Jun 2026 | 195 | 5 ROOM | S$3,600 |
| Jun 2026 | 189 | 5 ROOM | S$3,600 |
| May 2026 | 198 | 5 ROOM | S$4,000 |
| Apr 2026 | 188 | 5 ROOM | S$3,850 |
median of 31 HDB rental approvals for 5 ROOM on Pasir Ris St 12 since 2025-10.
Buying or selling at S$729,561?
Buying: Stamp duty on S$729,561 · Cash and CPF needed on S$729,561 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$729,561.
Each opens with this figure filled in; change anything there.
Primary schools near 189 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 · 139 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 752 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 774 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,152 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,322 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,339 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,749 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,749 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,775 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Blk 189 · 5 ROOM · 01 TO 03 · Improved · 68 years left | 126 sqm | S$710,000 | S$5,635 psm |
| Feb 2023 | Blk 189 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 126 sqm | S$668,000 | S$5,302 psm |
| Jan 2023 | Blk 189 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 126 sqm | S$615,000 | S$4,881 psm |
| Nov 2022 | Blk 189 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 126 sqm | S$665,000 | S$5,278 psm |
| May 2022 | Blk 189 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 126 sqm | S$578,000 | S$4,587 psm |
| Apr 2022 | Blk 189 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 126 sqm | S$562,000 | S$4,460 psm |
| Feb 2022 | Blk 189 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 126 sqm | S$560,000 | S$4,444 psm |
Showing 7 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 189 · 5 ROOM | S$3,500 | — |
| Jun 2026 | Blk 189 · 5 ROOM | S$3,600 | — |
| Jan 2026 | Blk 189 · 5 ROOM | S$2,600 | — |
| Nov 2025 | Blk 189 · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 189 · 5 ROOM | S$3,600 | — |
| Sept 2025 | Blk 189 · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 189 · 5 ROOM | S$4,100 | — |
| Oct 2024 | Blk 189 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 189 · 5 ROOM | S$2,200 | — |
| Dec 2023 | Blk 189 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 189 · 5 ROOM | S$3,300 | — |
| Oct 2022 | Blk 189 · 5 ROOM | S$3,200 | — |
| Nov 2021 | Blk 189 · 5 ROOM | S$2,200 | — |
| Oct 2021 | Blk 189 · 5 ROOM | S$2,400 | — |
| Aug 2021 | Blk 189 · 5 ROOM | S$2,200 | — |
| Aug 2021 | Blk 189 · 5 ROOM | S$2,050 | — |
| Feb 2021 | Blk 189 · 5 ROOM | S$1,960 | — |
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 65 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 | 60 years | S$706,783 | S$780,346 | S$845,129 | S$859,910 |
| 10 years | 55 years | S$681,901 | S$831,233 | S$974,979 | S$1,009,380 |
| 20 years | 45 years | S$618,151 | S$918,540 | S$1,263,696 | S$1,354,445 |
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.