Blk 417 Pasir Ris Dr 6
Project page · 99-year lease from 1990
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 417 | 07 TO 09 | 105 sqm | S$665,000 | S$6,333 psm | ×1.000 | S$6,333 psm |
| Mar 2026 | Blk 417 | 07 TO 09 | 103 sqm | S$632,000 | S$6,136 psm | ×0.997 | S$6,118 psm |
| Nov 2025 | Blk 417 | 07 TO 09 | 103 sqm | S$630,000 | S$6,117 psm | ×0.996 | S$6,092 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.
6.16% gross yield
S$39,600 of rent a year against the estimate above · 0.53 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$642,371?
Buying: Stamp duty on S$642,371 · Cash and CPF needed on S$642,371 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$642,371.
Each opens with this figure filled in; change anything there.
Primary schools near 417 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 · 146 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 872 m · no 2025 Phase 2C ballot
1 to 2 km
- Elias Park Primary School · 1,102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,351 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,829 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,958 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 417 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$738,000 | S$6,049 psm |
| Apr 2026 | Blk 417 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 105 sqm | S$665,000 | S$6,333 psm |
| Mar 2026 | Blk 417 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$632,000 | S$6,136 psm |
| Nov 2025 | Blk 417 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Sept 2025 | Blk 417 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 105 sqm | S$620,000 | S$5,905 psm |
| Aug 2025 | Blk 417 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 122 sqm | S$740,000 | S$6,066 psm |
| Aug 2025 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 114 sqm | S$648,000 | S$5,684 psm |
| Mar 2025 | Blk 417 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 103 sqm | S$640,000 | S$6,214 psm |
| Sept 2023 | Blk 417 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 105 sqm | S$540,000 | S$5,143 psm |
| Mar 2023 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 105 sqm | S$520,000 | S$4,952 psm |
| Jan 2023 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 66 years left excluded: outlier | 105 sqm | S$610,000 | S$5,810 psm |
| Oct 2022 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 105 sqm | S$510,000 | S$4,857 psm |
| Sept 2022 | Blk 417 · 4 ROOM · 13 TO 15 · Model A · 66 years left | 114 sqm | S$578,888 | S$5,078 psm |
| Sept 2022 | Blk 417 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 103 sqm | S$529,888 | S$5,145 psm |
| May 2022 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 114 sqm | S$530,000 | S$4,649 psm |
Showing 15 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 417 · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 417 · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 417 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 417 · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 417 · 4 ROOM | S$2,400 | — |
| Jul 2025 | Blk 417 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 417 · 4 ROOM | S$2,850 | — |
| Nov 2024 | Blk 417 · 4 ROOM | S$2,100 | — |
| Oct 2024 | Blk 417 · 4 ROOM | S$2,000 | — |
| Sept 2024 | Blk 417 · 4 ROOM | S$2,600 | — |
| Aug 2024 | Blk 417 · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 417 · 4 ROOM | S$2,280 | — |
| May 2024 | Blk 417 · 4 ROOM | S$2,400 | — |
| Feb 2024 | Blk 417 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 417 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 417 · 4 ROOM | S$2,000 | — |
| Sept 2023 | Blk 417 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 417 · 4 ROOM | S$3,800 | — |
| Dec 2022 | Blk 417 · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 417 · 4 ROOM | S$2,100 | — |
| Oct 2022 | Blk 417 · 4 ROOM | S$1,850 | — |
| Aug 2022 | Blk 417 · 4 ROOM | S$1,680 | — |
| Jun 2022 | Blk 417 · 5 ROOM | S$2,500 | — |
| May 2022 | Blk 417 · 4 ROOM | S$2,400 | — |
| Jan 2022 | Blk 417 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 417 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 417 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 417 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 417 · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 417 · 4 ROOM | S$1,700 | — |
| Aug 2021 | Blk 417 · 4 ROOM | S$2,250 | — |
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 62 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 | 57 years | S$619,756 | S$684,261 | S$741,068 | S$754,028 |
| 10 years | 52 years | S$591,617 | S$721,178 | S$845,892 | S$875,738 |
| 20 years | 42 years | S$529,088 | S$786,197 | S$1,081,624 | S$1,159,298 |
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.