Blk 476 Pasir Ris Dr 6
Project page · 99-year lease from 1989
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 476 | 07 TO 09 | 103 sqm | S$586,000 | S$5,689 psm | ×1.000 | S$5,689 psm |
| Sept 2026 | Blk 476 | 07 TO 09 | 105 sqm | S$610,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| May 2026 | Blk 476 | 07 TO 09 | 105 sqm | S$640,000 | S$6,095 psm | ×1.000 | S$6,095 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.
6.49% gross yield
S$39,600 of rent a year against the estimate above · 0.2 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$610,000?
Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,000.
Each opens with this figure filled in; change anything there.
Primary schools near 476 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 · 213 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 505 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- White Sands Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Elias Park Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,828 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 476 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 105 sqm | S$610,000 | S$5,810 psm |
| Sept 2026 | Blk 476 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 103 sqm | S$586,000 | S$5,689 psm |
| May 2026 | Blk 476 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 105 sqm | S$640,000 | S$6,095 psm |
| May 2025 | Blk 476 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 114 sqm | S$650,000 | S$5,702 psm |
| Dec 2024 | Blk 476 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Mar 2024 | Blk 476 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 105 sqm | S$570,000 | S$5,429 psm |
| Feb 2024 | Blk 476 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 115 sqm | S$608,000 | S$5,287 psm |
| Oct 2023 | Blk 476 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 105 sqm | S$550,000 | S$5,238 psm |
| Nov 2022 | Blk 476 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 103 sqm | S$510,000 | S$4,951 psm |
| Nov 2021 | Blk 476 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 105 sqm | S$455,000 | S$4,333 psm |
Showing 10 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 476 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 476 · 4 ROOM | S$3,600 | — |
| Mar 2026 | Blk 476 · 4 ROOM | S$3,450 | — |
| Mar 2026 | Blk 476 · 4 ROOM | S$3,100 | — |
| Jun 2025 | Blk 476 · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 476 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 476 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 476 · 4 ROOM | S$3,700 | — |
| Sept 2024 | Blk 476 · 4 ROOM | S$2,800 | — |
| May 2024 | Blk 476 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 476 · 4 ROOM | S$3,450 | — |
| Dec 2023 | Blk 476 · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 476 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 476 · 4 ROOM | S$3,600 | — |
| Jun 2023 | Blk 476 · 4 ROOM | S$2,500 | — |
| May 2023 | Blk 476 · 4 ROOM | S$3,700 | — |
| Sept 2022 | Blk 476 · 4 ROOM | S$2,800 | — |
| May 2022 | Blk 476 · 4 ROOM | S$2,400 | — |
| Apr 2022 | Blk 476 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 476 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 476 · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 476 · 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$588,525 | S$649,779 | S$703,723 | S$716,030 |
| 10 years | 51 years | S$561,804 | S$684,835 | S$803,264 | S$831,606 |
| 20 years | 41 years | S$502,426 | S$746,578 | S$1,027,117 | S$1,100,876 |
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.