Blk 226 Pasir Ris St 21
Project page · 99-year lease from 1993
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 226 | 01 TO 03 | 107 sqm | S$595,000 | S$5,561 psm | ×1.000 | S$5,561 psm |
| Apr 2026 | Blk 226 | 04 TO 06 | 107 sqm | S$618,000 | S$5,776 psm | ×1.000 | S$5,776 psm |
| Mar 2026 | Blk 226 | 07 TO 09 | 107 sqm | S$560,000 | S$5,234 psm | ×0.997 | S$5,218 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.
6.86% gross yield
S$40,800 of rent a year against the estimate above · 0.17 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 33 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 | 230 | 4 ROOM | S$2,100 |
| Aug 2026 | 253 | 4 ROOM | S$4,000 |
| Aug 2026 | 226 | 4 ROOM | S$3,700 |
| Jul 2026 | 215 | 4 ROOM | S$3,888 |
| Jul 2026 | 228 | 4 ROOM | S$3,600 |
| Jul 2026 | 275 | 4 ROOM | S$3,500 |
| Jul 2026 | 230 | 4 ROOM | S$3,150 |
| Jun 2026 | 226 | 4 ROOM | S$3,800 |
median of 33 HDB rental approvals for 4 ROOM on Pasir Ris St 21 since 2025-10.
Buying or selling at S$595,000?
Buying: Stamp duty on S$595,000 · Cash and CPF needed on S$595,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$595,000.
Each opens with this figure filled in; change anything there.
Primary schools near 226 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
- Pasir Ris Primary School · 105 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 451 m · no 2025 Phase 2C ballot
- White Sands Primary School · 515 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines North Primary School · 1,737 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,804 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gongshang Primary School · 1,960 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 107 sqm | S$595,000 | S$5,561 psm |
| Apr 2026 | Blk 226 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 107 sqm | S$618,000 | S$5,776 psm |
| Mar 2026 | Blk 226 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 107 sqm | S$560,000 | S$5,234 psm |
| Dec 2024 | Blk 226 · 4 ROOM · 10 TO 12 · Model A · 68 years left | 107 sqm | S$608,000 | S$5,682 psm |
| Jun 2023 | Blk 226 · 5 ROOM · 10 TO 12 · Improved · 69 years left | 126 sqm | S$650,000 | S$5,159 psm |
| Apr 2023 | Blk 226 · 4 ROOM · 13 TO 15 · Model A · 69 years left | 107 sqm | S$575,000 | S$5,374 psm |
| Feb 2023 | Blk 226 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 126 sqm | S$618,888 | S$4,912 psm |
| Dec 2022 | Blk 226 · 5 ROOM · 04 TO 06 · Model A · 70 years left | 137 sqm | S$695,000 | S$5,073 psm |
| Nov 2022 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$500,000 | S$4,673 psm |
| Dec 2021 | Blk 226 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 126 sqm | S$558,000 | S$4,429 psm |
Showing 10 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 226 · 4 ROOM | S$3,700 | — |
| Jun 2026 | Blk 226 · 4 ROOM | S$3,800 | — |
| Jun 2026 | Blk 226 · 5 ROOM | S$3,800 | — |
| May 2026 | Blk 226 · 5 ROOM | S$3,800 | — |
| Feb 2026 | Blk 226 · 5 ROOM | S$3,400 | — |
| Feb 2026 | Blk 226 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 226 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 226 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 226 · 5 ROOM | S$3,800 | — |
| May 2025 | Blk 226 · 5 ROOM | S$3,900 | — |
| Feb 2025 | Blk 226 · 5 ROOM | S$3,400 | — |
| Jan 2025 | Blk 226 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 226 · 5 ROOM | S$3,750 | — |
| Apr 2024 | Blk 226 · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 226 · 4 ROOM | S$3,650 | — |
| Dec 2023 | Blk 226 · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 226 · 5 ROOM | S$3,900 | — |
| Mar 2023 | Blk 226 · 5 ROOM | S$3,500 | — |
| Feb 2023 | Blk 226 · 4 ROOM | S$2,400 | — |
| Jul 2022 | Blk 226 · 5 ROOM | S$2,900 | — |
| Apr 2022 | Blk 226 · 4 ROOM | S$2,250 | — |
| Dec 2021 | Blk 226 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 226 · 4 ROOM | S$2,350 | — |
| Apr 2021 | Blk 226 · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 226 · 5 ROOM | S$1,600 | — |
| Jan 2021 | Blk 226 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 226 · 4 ROOM | S$1,900 | — |
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$576,423 | S$636,418 | S$689,253 | S$701,307 |
| 10 years | 55 years | S$556,130 | S$677,919 | S$795,152 | S$823,208 |
| 20 years | 45 years | S$504,138 | S$749,123 | S$1,030,618 | S$1,104,629 |
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.