Blk 427 Pasir Ris Dr 6
Project page · 99-year lease from 1988
Based on 3 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 428 | 04 TO 06 | 95 sqm | S$585,000 | S$6,158 psm | ×1.000 | S$6,158 psm |
| Aug 2026 | Blk 427 | 07 TO 09 | 84 sqm | S$550,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| Jun 2026 | Blk 446 | 07 TO 09 | 94 sqm | S$615,000 | S$6,543 psm | ×1.000 | S$6,543 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.
7.21% gross yield
S$39,600 of rent a year against the estimate above · 0.52 points above 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$549,574?
Buying: Stamp duty on S$549,574 · Cash and CPF needed on S$549,574 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$549,574.
Each opens with this figure filled in; change anything there.
Primary schools near 427 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 · 218 m · no 2025 Phase 2C ballot
- White Sands Primary School · 700 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 713 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Elias Park Primary School · 1,224 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,237 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,544 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Angsana Primary School · 1,946 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Park View Primary School · 1,959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 427 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$550,000 | S$6,548 psm |
| Sept 2025 | Blk 427 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$624,000 | S$6,000 psm |
| Jul 2025 | Blk 427 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$628,000 | S$6,038 psm |
| Jun 2025 | Blk 427 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$560,000 | S$6,667 psm |
| Mar 2024 | Blk 427 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Oct 2023 | Blk 427 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$526,000 | S$5,058 psm |
| Oct 2022 | Blk 427 · 4 ROOM · 10 TO 12 · Simplified · 65 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Feb 2022 | Blk 427 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$452,000 | S$4,346 psm |
| Nov 2021 | Blk 427 · 4 ROOM · 10 TO 12 · Simplified · 66 years left | 84 sqm | S$422,888 | S$5,034 psm |
| Oct 2021 | Blk 427 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$455,000 | S$4,375 psm |
Showing 10 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 427 · 4 ROOM | S$3,700 | — |
| Aug 2026 | Blk 427 · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 427 · 4 ROOM | S$2,900 | — |
| Jan 2026 | Blk 427 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 427 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 427 · 4 ROOM | S$3,300 | — |
| Jun 2024 | Blk 427 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 427 · 4 ROOM | S$2,900 | — |
| Apr 2024 | Blk 427 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 427 · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 427 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 427 · 4 ROOM | S$3,300 | — |
| Jan 2023 | Blk 427 · 4 ROOM | S$3,800 | — |
| Nov 2022 | Blk 427 · 4 ROOM | S$2,900 | — |
| Oct 2022 | Blk 427 · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 427 · 4 ROOM | S$2,100 | — |
| Mar 2022 | Blk 427 · 4 ROOM | S$2,700 | — |
| Aug 2021 | Blk 427 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 427 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 427 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 427 · 4 ROOM | S$1,800 | — |
| Mar 2021 | Blk 427 · 4 ROOM | S$2,050 | — |
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 60 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 | 55 years | S$530,226 | S$585,413 | S$634,013 | S$645,102 |
| 10 years | 50 years | S$506,152 | S$616,997 | S$723,695 | S$749,229 |
| 20 years | 40 years | S$452,656 | S$672,623 | S$925,373 | S$991,826 |
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.