Blk 275 Pasir Ris St 21
Project page · 99-year lease from 1994
Based on 18 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 257 | 07 TO 09 | 135 sqm | S$785,000 | S$5,815 psm | ×1.000 | S$5,815 psm |
| Sept 2026 | Blk 228 | 07 TO 09 | 124 sqm | S$700,000 | S$5,645 psm | ×1.000 | S$5,645 psm |
| Jul 2026 | Blk 214 | 01 TO 03 | 128 sqm | S$730,000 | S$5,703 psm | ×1.000 | S$5,703 psm |
| Jul 2026 | Blk 227 | 10 TO 12 | 127 sqm | S$728,000 | S$5,732 psm | ×1.000 | S$5,732 psm |
| Jul 2026 | Blk 274 | 01 TO 03 | 125 sqm | S$662,400 | S$5,299 psm | ×1.000 | S$5,299 psm |
| Jun 2026 | Blk 213 | 04 TO 06 | 126 sqm | S$743,000 | S$5,897 psm | ×1.000 | S$5,897 psm |
| May 2026 | Blk 225 | 07 TO 09 | 126 sqm | S$728,000 | S$5,778 psm | ×1.000 | S$5,778 psm |
| May 2026 | Blk 214 | 01 TO 03 | 132 sqm | S$736,000 | S$5,576 psm | ×1.000 | S$5,576 psm |
| Apr 2026 | Blk 229 | 01 TO 03 | 137 sqm | S$730,000 | S$5,328 psm | ×1.000 | S$5,328 psm |
| Mar 2026 | Blk 228 | 04 TO 06 | 137 sqm | S$770,000 | S$5,620 psm | ×0.997 | S$5,604 psm |
| Feb 2026 | Blk 211 | 07 TO 09 | 135 sqm | S$788,000 | S$5,837 psm | ×0.997 | S$5,820 psm |
| Feb 2026 | Blk 225 | 10 TO 12 | 126 sqm | S$730,000 | S$5,794 psm | ×0.997 | S$5,777 psm |
| Dec 2025 | Blk 257 | 01 TO 03 | 131 sqm | S$700,000 | S$5,344 psm | ×0.996 | S$5,323 psm |
| Dec 2025 | Blk 273 | 07 TO 09 | 127 sqm | S$710,000 | S$5,591 psm | ×0.996 | S$5,569 psm |
| Dec 2025 | Blk 227 | 13 TO 15 | 127 sqm | S$748,000 | S$5,890 psm | ×0.996 | S$5,867 psm |
| Dec 2025 | Blk 254 | 07 TO 09 | 126 sqm | S$732,000 | S$5,810 psm | ×0.996 | S$5,787 psm |
| Dec 2025 | Blk 212 | 10 TO 12 | 128 sqm | S$695,000 | S$5,430 psm | ×0.996 | S$5,408 psm |
| Nov 2025 | Blk 227 | 13 TO 15 | 137 sqm | S$788,000 | S$5,752 psm | ×0.996 | S$5,729 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.
5.97% gross yield
S$43,200 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 35 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 | 274 | 5 ROOM | S$4,200 |
| Sept 2026 | 212 | 5 ROOM | S$4,000 |
| Aug 2026 | 213 | 5 ROOM | S$3,500 |
| Jul 2026 | 227 | 5 ROOM | S$3,500 |
| Jun 2026 | 226 | 5 ROOM | S$3,800 |
| Jun 2026 | 230 | 5 ROOM | S$3,700 |
| Jun 2026 | 254 | 5 ROOM | S$3,500 |
| May 2026 | 252 | 5 ROOM | S$3,900 |
median of 35 HDB rental approvals for 5 ROOM on Pasir Ris St 21 since 2025-10.
Buying or selling at S$723,097?
Buying: Stamp duty on S$723,097 · Cash and CPF needed on S$723,097 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$723,097.
Each opens with this figure filled in; change anything there.
Primary schools near 275 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
- White Sands Primary School · 359 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 815 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Casuarina Primary School · 1,167 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,233 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,728 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,807 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 275 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 109 sqm | S$580,000 | S$5,321 psm |
| Jul 2026 | Blk 275 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 107 sqm | S$615,000 | S$5,748 psm |
| Aug 2025 | Blk 275 · 4 ROOM · 01 TO 03 · Model A · 68 years left excluded: outlier | 107 sqm | S$575,000 | S$5,374 psm |
| May 2023 | Blk 275 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 127 sqm | S$630,000 | S$4,961 psm |
| Nov 2022 | Blk 275 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 126 sqm | S$628,000 | S$4,984 psm |
| Sept 2022 | Blk 275 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 107 sqm | S$468,000 | S$4,374 psm |
| Aug 2022 | Blk 275 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 127 sqm | S$555,000 | S$4,370 psm |
Showing 7 of 21.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 275 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 275 · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 275 · 4 ROOM | S$2,100 | — |
| Jul 2025 | Blk 275 · 4 ROOM | S$2,600 | — |
| Jun 2024 | Blk 275 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 275 · 5 ROOM | S$4,000 | — |
| Oct 2023 | Blk 275 · 4 ROOM | S$1,600 | — |
| Jul 2023 | Blk 275 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 275 · 4 ROOM | S$1,600 | — |
| Aug 2021 | Blk 275 · 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$700,520 | S$773,431 | S$837,641 | S$852,290 |
| 10 years | 56 years | S$675,858 | S$823,868 | S$966,339 | S$1,000,435 |
| 20 years | 46 years | S$612,673 | S$910,400 | S$1,252,498 | S$1,342,443 |
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.