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HDB · 510452

Blk 452 Pasir Ris Dr 6

Project page · 99-year lease from 1989

Indicative value range
S$621,924 – S$650,165
Indicative mid S$640,000 · S$6,095 psm

Based on 60 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 45301 TO 03105 sqmS$630,000S$6,000 psm×1.000S$6,000 psm
Oct 2026Blk 45004 TO 06103 sqmS$635,000S$6,165 psm×1.000S$6,165 psm
Sept 2026Blk 46901 TO 03105 sqmS$620,000S$5,905 psm×1.000S$5,905 psm
Sept 2026Blk 47607 TO 09103 sqmS$586,000S$5,689 psm×1.000S$5,689 psm
Sept 2026Blk 42804 TO 0695 sqmS$585,000S$6,158 psm×1.000S$6,158 psm
Sept 2026Blk 42904 TO 06102 sqmS$605,000S$5,931 psm×1.000S$5,931 psm
Sept 2026Blk 41404 TO 06113 sqmS$675,000S$5,973 psm×1.000S$5,973 psm
Sept 2026Blk 47607 TO 09105 sqmS$610,000S$5,810 psm×1.000S$5,810 psm
Sept 2026Blk 42501 TO 03104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Aug 2026Blk 41210 TO 12113 sqmS$650,000S$5,752 psm×1.000S$5,752 psm
Aug 2026Blk 42907 TO 09104 sqmS$640,000S$6,154 psm×1.000S$6,154 psm
Aug 2026Blk 40604 TO 06113 sqmS$718,000S$6,354 psm×1.000S$6,354 psm
Aug 2026Blk 42504 TO 06104 sqmS$592,000S$5,692 psm×1.000S$5,692 psm
Aug 2026Blk 42907 TO 09102 sqmS$625,000S$6,127 psm×1.000S$6,127 psm
Aug 2026Blk 41204 TO 06106 sqmS$615,000S$5,802 psm×1.000S$5,802 psm
Jul 2026Blk 40507 TO 09111 sqmS$678,888S$6,116 psm×1.000S$6,116 psm
Jul 2026Blk 47401 TO 03105 sqmS$640,000S$6,095 psm×1.000S$6,095 psm
Jul 2026Blk 41610 TO 12105 sqmS$675,000S$6,429 psm×1.000S$6,429 psm
Jul 2026Blk 42107 TO 09105 sqmS$690,000S$6,571 psm×1.000S$6,571 psm
Jul 2026Blk 41604 TO 06114 sqmS$636,000S$5,579 psm×1.000S$5,579 psm
Jul 2026Blk 47707 TO 09105 sqmS$662,988S$6,314 psm×1.000S$6,314 psm
Jul 2026Blk 41904 TO 06104 sqmS$618,000S$5,942 psm×1.000S$5,942 psm
Jul 2026Blk 41507 TO 09113 sqmS$660,000S$5,841 psm×1.000S$5,841 psm
Jun 2026Blk 47010 TO 12103 sqmS$602,000S$5,845 psm×1.000S$5,845 psm
Jun 2026Blk 42810 TO 12113 sqmS$670,000S$5,929 psm×1.000S$5,929 psm
Jun 2026Blk 47510 TO 12105 sqmS$635,000S$6,048 psm×1.000S$6,048 psm
Jun 2026Blk 44607 TO 0994 sqmS$615,000S$6,543 psm×1.000S$6,543 psm
Jun 2026Blk 47204 TO 06103 sqmS$623,000S$6,049 psm×1.000S$6,049 psm
May 2026Blk 45110 TO 12105 sqmS$650,000S$6,190 psm×1.000S$6,190 psm
May 2026Blk 47204 TO 06103 sqmS$632,000S$6,136 psm×1.000S$6,136 psm
May 2026Blk 47607 TO 09105 sqmS$640,000S$6,095 psm×1.000S$6,095 psm
Apr 2026Blk 45304 TO 06105 sqmS$640,000S$6,095 psm×1.000S$6,095 psm
Apr 2026Blk 45004 TO 06105 sqmS$640,000S$6,095 psm×1.000S$6,095 psm
Apr 2026Blk 40704 TO 06103 sqmS$610,888S$5,931 psm×1.000S$5,931 psm
Apr 2026Blk 41707 TO 09105 sqmS$665,000S$6,333 psm×1.000S$6,333 psm
Mar 2026Blk 42104 TO 06105 sqmS$688,000S$6,552 psm×0.997S$6,533 psm
Mar 2026Blk 46801 TO 03105 sqmS$610,000S$5,810 psm×0.997S$5,792 psm
Mar 2026Blk 47207 TO 09103 sqmS$650,000S$6,311 psm×0.997S$6,292 psm
Mar 2026Blk 42904 TO 06105 sqmS$650,000S$6,190 psm×0.997S$6,172 psm
Mar 2026Blk 41104 TO 06103 sqmS$605,000S$5,874 psm×0.997S$5,856 psm
Mar 2026Blk 46704 TO 06103 sqmS$620,000S$6,019 psm×0.997S$6,002 psm
Mar 2026Blk 41707 TO 09103 sqmS$632,000S$6,136 psm×0.997S$6,118 psm
Mar 2026Blk 41510 TO 12113 sqmS$650,000S$5,752 psm×0.997S$5,735 psm
Feb 2026Blk 41410 TO 12114 sqmS$635,000S$5,570 psm×0.997S$5,554 psm
Feb 2026Blk 40907 TO 09105 sqmS$660,000S$6,286 psm×0.997S$6,267 psm
Feb 2026Blk 41613 TO 15114 sqmS$679,000S$5,956 psm×0.997S$5,939 psm
Jan 2026Blk 44604 TO 06107 sqmS$622,000S$5,813 psm×0.997S$5,796 psm
Jan 2026Blk 42104 TO 06104 sqmS$655,000S$6,298 psm×0.997S$6,280 psm
Jan 2026Blk 47310 TO 12103 sqmS$646,000S$6,272 psm×0.997S$6,253 psm
Jan 2026Blk 41207 TO 09106 sqmS$658,800S$6,215 psm×0.997S$6,197 psm
Dec 2025Blk 41213 TO 15113 sqmS$706,888S$6,256 psm×0.996S$6,231 psm
Dec 2025Blk 42307 TO 09104 sqmS$640,000S$6,154 psm×0.996S$6,130 psm
Dec 2025Blk 42110 TO 12113 sqmS$710,000S$6,283 psm×0.996S$6,259 psm
Dec 2025Blk 45210 TO 12114 sqmS$696,888S$6,113 psm×0.996S$6,089 psm
Dec 2025Blk 47504 TO 06103 sqmS$655,000S$6,359 psm×0.996S$6,334 psm
Dec 2025Blk 47210 TO 12103 sqmS$640,000S$6,214 psm×0.996S$6,189 psm
Nov 2025Blk 41707 TO 09103 sqmS$630,000S$6,117 psm×0.996S$6,092 psm
Nov 2025Blk 40901 TO 03105 sqmS$650,000S$6,190 psm×0.996S$6,166 psm
Nov 2025Blk 47307 TO 09103 sqmS$620,000S$6,019 psm×0.996S$5,996 psm
Nov 2025Blk 47304 TO 06103 sqmS$623,888S$6,057 psm×0.996S$6,033 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.

6.19% gross yield

S$39,600 of rent a year against the estimate above · 0.5 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

ApprovedBlockFlatRent a month
Sept 20264234 ROOMS$3,400
Sept 20264764 ROOMS$3,000
Aug 20264254 ROOMS$3,700
Aug 20264274 ROOMS$3,700
Aug 20264534 ROOMS$3,700
Aug 20264154 ROOMS$3,500
Aug 20264064 ROOMS$3,500
Aug 20264734 ROOMS$3,450

median of 77 HDB rental approvals for 4 ROOM on Pasir Ris Dr 6 since 2025-10.

Buying or selling at S$640,000?

Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$640,000.

Each opens with this figure filled in; change anything there.

Primary schools near 452 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2025
Blk 452 · 4 ROOM · 10 TO 12 · Model A · 63 years left
114 sqmS$696,888S$6,113 psm
Jun 2025
Blk 452 · 4 ROOM · 07 TO 09 · Model A · 63 years left
114 sqmS$685,000S$6,009 psm
Oct 2024
Blk 452 · 4 ROOM · 04 TO 06 · Model A · 64 years left
105 sqmS$593,000S$5,648 psm
Jun 2024
Blk 452 · 4 ROOM · 04 TO 06 · Model A · 64 years left
114 sqmS$685,000S$6,009 psm
Jun 2024
Blk 452 · 4 ROOM · 10 TO 12 · Model A · 64 years left
105 sqmS$605,000S$5,762 psm
Jul 2023
Blk 452 · 4 ROOM · 01 TO 03 · Model A · 65 years left
104 sqmS$525,000S$5,048 psm
Mar 2023
Blk 452 · 4 ROOM · 07 TO 09 · Model A · 65 years left
105 sqmS$548,888S$5,228 psm
Mar 2023
Blk 452 · 4 ROOM · 01 TO 03 · Model A · 65 years left
105 sqmS$528,000S$5,029 psm
Oct 2022
Blk 452 · 4 ROOM · 10 TO 12 · Model A · 66 years left
105 sqmS$575,000S$5,476 psm
Jul 2022
Blk 452 · 4 ROOM · 01 TO 03 · Model A · 66 years left
105 sqmS$470,000S$4,476 psm
See more

Showing 10 of 31.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$617,469S$681,736S$738,333S$751,245
10 years51 yearsS$589,434S$718,516S$842,770S$872,506
20 years41 yearsS$527,136S$783,296S$1,077,632S$1,155,019

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.