Blk 412 Pasir Ris Dr 6
Project page · 99-year lease from 1989
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 412 | 10 TO 12 | 113 sqm | S$650,000 | S$5,752 psm | ×1.000 | S$5,752 psm |
| Aug 2026 | Blk 412 | 04 TO 06 | 106 sqm | S$615,000 | S$5,802 psm | ×1.000 | S$5,802 psm |
| Jan 2026 | Blk 412 | 07 TO 09 | 106 sqm | S$658,800 | S$6,215 psm | ×0.997 | S$6,197 psm |
| Dec 2025 | Blk 412 | 13 TO 15 | 113 sqm | S$706,888 | S$6,256 psm | ×0.996 | S$6,231 psm |
How accurate is this estimate for Pasir Ris Dr 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 87 sales in Pasir Ris Dr 6 since.
- Median error
- 2.5%
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.
6.23% gross yield
S$39,600 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 77 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 | 423 | 4 ROOM | S$3,400 |
| Sept 2026 | 476 | 4 ROOM | S$3,000 |
| Aug 2026 | 425 | 4 ROOM | S$3,700 |
| Aug 2026 | 427 | 4 ROOM | S$3,700 |
| Aug 2026 | 453 | 4 ROOM | S$3,700 |
| Aug 2026 | 415 | 4 ROOM | S$3,500 |
| Aug 2026 | 406 | 4 ROOM | S$3,500 |
| Aug 2026 | 473 | 4 ROOM | S$3,450 |
median of 77 HDB rental approvals for 4 ROOM on Pasir Ris Dr 6 since 2025-10.
Buying or selling at S$635,928?
Buying: Stamp duty on S$635,928 · Cash and CPF needed on S$635,928 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$635,928.
Each opens with this figure filled in; change anything there.
Primary schools near 412 Pasir Ris Dr 6
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
- Casuarina Primary School · 186 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 793 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- White Sands Primary School · 1,016 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Elias Park Primary School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,473 m · no 2025 Phase 2C ballot
- Park View Primary School · 1,739 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,824 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,998 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 412 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$760,000 | S$6,230 psm |
| Aug 2026 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 106 sqm | S$615,000 | S$5,802 psm |
| Aug 2026 | Blk 412 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Jan 2026 | Blk 412 · 5 ROOM · 13 TO 15 · Improved · 63 years left | 122 sqm | S$748,800 | S$6,138 psm |
| Jan 2026 | Blk 412 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 106 sqm | S$658,800 | S$6,215 psm |
| Dec 2025 | Blk 412 · 4 ROOM · 13 TO 15 · Model A · 63 years left | 113 sqm | S$706,888 | S$6,256 psm |
| Feb 2024 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 103 sqm | S$545,000 | S$5,291 psm |
| Jan 2024 | Blk 412 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 122 sqm | S$710,000 | S$5,820 psm |
| Sept 2023 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Dec 2021 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 106 sqm | S$480,000 | S$4,528 psm |
| Nov 2021 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 106 sqm | S$435,000 | S$4,104 psm |
Showing 11 of 37.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 412 · 5 ROOM | S$3,000 | — |
| Mar 2026 | Blk 412 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 412 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 412 · 5 ROOM | S$3,900 | — |
| Feb 2025 | Blk 412 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 412 · 5 ROOM | S$3,000 | — |
| Feb 2024 | Blk 412 · 4 ROOM | S$2,500 | — |
| Sept 2023 | Blk 412 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 412 · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 412 · 4 ROOM | S$2,200 | — |
| Mar 2022 | Blk 412 · 5 ROOM | S$2,000 | — |
| Feb 2022 | Blk 412 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 412 · 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 61 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 | 56 years | S$613,540 | S$677,398 | S$733,635 | S$746,465 |
| 10 years | 51 years | S$585,683 | S$713,945 | S$837,408 | S$866,954 |
| 20 years | 41 years | S$523,781 | S$778,312 | S$1,070,775 | S$1,147,670 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.