Blk 449 Pasir Ris Dr 6
Project page · 99-year lease from 1989
Based on 12 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 422 | 04 TO 06 | 145 sqm | S$950,000 | S$6,552 psm | ×1.000 | S$6,552 psm |
| Sept 2026 | Blk 422 | 04 TO 06 | 151 sqm | S$945,000 | S$6,258 psm | ×1.000 | S$6,258 psm |
| Aug 2026 | Blk 448 | 07 TO 09 | 146 sqm | S$1,030,000 | S$7,055 psm | ×1.000 | S$7,055 psm |
| Aug 2026 | Blk 422 | 07 TO 09 | 145 sqm | S$1,000,000 | S$6,897 psm | ×1.000 | S$6,897 psm |
| Aug 2026 | Blk 448 | 04 TO 06 | 146 sqm | S$970,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| Aug 2026 | Blk 408 | 04 TO 06 | 147 sqm | S$905,000 | S$6,156 psm | ×1.000 | S$6,156 psm |
| Jun 2026 | Blk 422 | 10 TO 12 | 151 sqm | S$1,025,000 | S$6,788 psm | ×1.000 | S$6,788 psm |
| Apr 2026 | Blk 449 | 01 TO 03 | 146 sqm | S$1,000,000 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Apr 2026 | Blk 454 | 04 TO 06 | 146 sqm | S$970,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| Feb 2026 | Blk 408 | 10 TO 12 | 147 sqm | S$975,000 | S$6,633 psm | ×0.997 | S$6,613 psm |
| Jan 2026 | Blk 447 | 01 TO 03 | 155 sqm | S$1,055,000 | S$6,806 psm | ×0.997 | S$6,786 psm |
| Nov 2025 | Blk 413 | 01 TO 03 | 146 sqm | S$950,000 | S$6,507 psm | ×0.996 | S$6,481 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.
4.82% gross yield
S$46,800 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Aug 2026 | 408 | EXECUTIVE | S$3,900 |
| Jun 2026 | 422 | EXECUTIVE | S$2,630 |
| Jan 2026 | 448 | EXECUTIVE | S$3,900 |
| Jan 2026 | 471 | EXECUTIVE | S$3,600 |
| Dec 2025 | 422 | EXECUTIVE | S$4,000 |
| Dec 2025 | 471 | EXECUTIVE | S$3,850 |
| Nov 2025 | 413 | EXECUTIVE | S$4,200 |
median of 7 HDB rental approvals for EXECUTIVE on Pasir Ris Dr 6 since 2025-10.
Buying or selling at S$970,001?
Buying: Stamp duty on S$970,001 · Cash and CPF needed on S$970,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$970,001.
Each opens with this figure filled in; change anything there.
Primary schools near 449 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 · 169 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 446 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 574 m · no 2025 Phase 2C ballot
1 to 2 km
- Elias Park Primary School · 1,446 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,452 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,720 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 449 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
Showing 1 of 5.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2024 | Blk 449 · EXECUTIVE | S$3,500 | — |
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$935,852 | S$1,033,256 | S$1,119,036 | S$1,138,607 |
| 10 years | 51 years | S$893,361 | S$1,089,002 | S$1,277,324 | S$1,322,392 |
| 20 years | 41 years | S$798,940 | S$1,187,183 | S$1,633,286 | S$1,750,576 |
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.