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HDB · 510204

Blk 204 Pasir Ris St 21

Project page · 99-year lease from 1993

Indicative value range
S$831,810 – S$896,538
Indicative mid S$867,131 · S$5,899 psm

Based on 40 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 20404 TO 06147 sqmS$895,000S$6,088 psm×1.000S$6,088 psm
Oct 2026Blk 25004 TO 06150 sqmS$828,000S$5,520 psm×1.000S$5,520 psm
Oct 2026Blk 24307 TO 09150 sqmS$945,000S$6,300 psm×1.000S$6,300 psm
Sept 2026Blk 21007 TO 09147 sqmS$830,000S$5,646 psm×1.000S$5,646 psm
Sept 2026Blk 24213 TO 15150 sqmS$928,000S$6,187 psm×1.000S$6,187 psm
Sept 2026Blk 24507 TO 09148 sqmS$888,000S$6,000 psm×1.000S$6,000 psm
Sept 2026Blk 20607 TO 09148 sqmS$895,000S$6,047 psm×1.000S$6,047 psm
Sept 2026Blk 23513 TO 15149 sqmS$940,000S$6,309 psm×1.000S$6,309 psm
Sept 2026Blk 26704 TO 06144 sqmS$855,000S$5,938 psm×1.000S$5,938 psm
Sept 2026Blk 23501 TO 03147 sqmS$768,000S$5,224 psm×1.000S$5,224 psm
Aug 2026Blk 22304 TO 06148 sqmS$838,000S$5,662 psm×1.000S$5,662 psm
Aug 2026Blk 21710 TO 12149 sqmS$880,000S$5,906 psm×1.000S$5,906 psm
Aug 2026Blk 21001 TO 03147 sqmS$795,000S$5,408 psm×1.000S$5,408 psm
Jul 2026Blk 24010 TO 12146 sqmS$880,000S$6,027 psm×1.000S$6,027 psm
Jul 2026Blk 23901 TO 03159 sqmS$898,000S$5,648 psm×1.000S$5,648 psm
Jul 2026Blk 22010 TO 12148 sqmS$888,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 20807 TO 09148 sqmS$825,000S$5,574 psm×1.000S$5,574 psm
Jul 2026Blk 25107 TO 09150 sqmS$875,000S$5,833 psm×1.000S$5,833 psm
Jul 2026Blk 23701 TO 03149 sqmS$840,000S$5,638 psm×1.000S$5,638 psm
Jul 2026Blk 24807 TO 09146 sqmS$870,888S$5,965 psm×1.000S$5,965 psm
Jun 2026Blk 20501 TO 03147 sqmS$908,000S$6,177 psm×1.000S$6,177 psm
Jun 2026Blk 21907 TO 09148 sqmS$856,000S$5,784 psm×1.000S$5,784 psm
Jun 2026Blk 24301 TO 03148 sqmS$900,000S$6,081 psm×1.000S$6,081 psm
Jun 2026Blk 24807 TO 09147 sqmS$910,000S$6,190 psm×1.000S$6,190 psm
May 2026Blk 20807 TO 09149 sqmS$835,000S$5,604 psm×1.000S$5,604 psm
May 2026Blk 21001 TO 03148 sqmS$840,000S$5,676 psm×1.000S$5,676 psm
May 2026Blk 25004 TO 06145 sqmS$835,000S$5,759 psm×1.000S$5,759 psm
May 2026Blk 24213 TO 15145 sqmS$888,888S$6,130 psm×1.000S$6,130 psm
May 2026Blk 23804 TO 06147 sqmS$845,000S$5,748 psm×1.000S$5,748 psm
May 2026Blk 23613 TO 15146 sqmS$872,000S$5,973 psm×1.000S$5,973 psm
May 2026Blk 21901 TO 03150 sqmS$834,000S$5,560 psm×1.000S$5,560 psm
May 2026Blk 20701 TO 03149 sqmS$918,000S$6,161 psm×1.000S$6,161 psm
Mar 2026Blk 20301 TO 03146 sqmS$930,000S$6,370 psm×0.997S$6,351 psm
Mar 2026Blk 22401 TO 03149 sqmS$800,000S$5,369 psm×0.997S$5,353 psm
Mar 2026Blk 26901 TO 03143 sqmS$845,000S$5,909 psm×0.997S$5,892 psm
Mar 2026Blk 24313 TO 15148 sqmS$948,000S$6,405 psm×0.997S$6,387 psm
Jan 2026Blk 22107 TO 09148 sqmS$850,000S$5,743 psm×0.997S$5,726 psm
Jan 2026Blk 22107 TO 09146 sqmS$860,000S$5,890 psm×0.997S$5,873 psm
Dec 2025Blk 24404 TO 06145 sqmS$840,000S$5,793 psm×0.996S$5,770 psm
Dec 2025Blk 23910 TO 12146 sqmS$905,000S$6,199 psm×0.996S$6,174 psm

How accurate is this estimate for Pasir Ris St 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 85 sales in Pasir Ris St 21 since.

Median error
2.6%

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.

5.26% gross yield

S$45,600 of rent a year against the estimate above · 0.56 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 75 approvals 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

ApprovedBlockFlatRent a month
Sept 2026250EXECUTIVES$4,400
Sept 2026204EXECUTIVES$4,000
Sept 2026251EXECUTIVES$4,000
Sept 2026238EXECUTIVES$3,950
Sept 2026246EXECUTIVES$3,700
Sept 2026207EXECUTIVES$3,600
Sept 2026218EXECUTIVES$2,200
Aug 2026246EXECUTIVES$4,350

median of 75 HDB rental approvals for EXECUTIVE on Pasir Ris St 21 since 2025-10.

Buying or selling at S$867,131?

Buying: Stamp duty on S$867,131 · Cash and CPF needed on S$867,131 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$867,131.

Each opens with this figure filled in; change anything there.

Primary schools near 204 Pasir Ris St 21

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 204 · EXECUTIVE · 04 TO 06 · Apartment · 66 years left
147 sqmS$895,000S$6,088 psm
Jun 2024
Blk 204 · EXECUTIVE · 07 TO 09 · Apartment · 68 years left
147 sqmS$800,000S$5,442 psm
Jan 2023
Blk 204 · EXECUTIVE · 10 TO 12 · Apartment · 70 years left
148 sqmS$835,000S$5,642 psm
Jan 2023
Blk 204 · EXECUTIVE · 01 TO 03 · Apartment · 70 years left
147 sqmS$735,000S$5,000 psm
See more

Showing 4 of 16.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years60 yearsS$840,057S$927,491S$1,004,491S$1,022,058
10 years55 yearsS$810,483S$987,974S$1,158,825S$1,199,713
20 years45 yearsS$734,712S$1,091,744S$1,501,984S$1,609,845

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.