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HDB · 510480

Blk 480 Pasir Ris Dr 4

Project page · 99-year lease from 1992

Indicative value range
S$605,000 – S$625,092
Indicative mid S$615,000 · S$5,857 psm

Based on 21 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 45801 TO 03104 sqmS$615,000S$5,913 psm×1.000S$5,913 psm
Sept 2026Blk 48701 TO 03104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Sept 2026Blk 48304 TO 06103 sqmS$615,000S$5,971 psm×1.000S$5,971 psm
Aug 2026Blk 48710 TO 12104 sqmS$615,000S$5,913 psm×1.000S$5,913 psm
Aug 2026Blk 48207 TO 09103 sqmS$608,000S$5,903 psm×1.000S$5,903 psm
Aug 2026Blk 46110 TO 12104 sqmS$595,000S$5,721 psm×1.000S$5,721 psm
Jul 2026Blk 48107 TO 09105 sqmS$635,000S$6,048 psm×1.000S$6,048 psm
Jul 2026Blk 48204 TO 06103 sqmS$550,000S$5,340 psm×1.000S$5,340 psm
Jul 2026Blk 48401 TO 03105 sqmS$605,000S$5,762 psm×1.000S$5,762 psm
Jul 2026Blk 48710 TO 12104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 48601 TO 03104 sqmS$610,000S$5,865 psm×1.000S$5,865 psm
Jul 2026Blk 48404 TO 06104 sqmS$575,000S$5,529 psm×1.000S$5,529 psm
Jun 2026Blk 46110 TO 12105 sqmS$608,000S$5,790 psm×1.000S$5,790 psm
Jun 2026Blk 48410 TO 12105 sqmS$630,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 48407 TO 09105 sqmS$615,000S$5,857 psm×1.000S$5,857 psm
May 2026Blk 48007 TO 09112 sqmS$600,000S$5,357 psm×1.000S$5,357 psm
Mar 2026Blk 48207 TO 09103 sqmS$615,000S$5,971 psm×0.997S$5,953 psm
Feb 2026Blk 48110 TO 12105 sqmS$615,000S$5,857 psm×0.997S$5,840 psm
Jan 2026Blk 44007 TO 09107 sqmS$638,888S$5,971 psm×0.997S$5,953 psm
Dec 2025Blk 47907 TO 09106 sqmS$636,888S$6,008 psm×0.996S$5,985 psm
Nov 2025Blk 48407 TO 09105 sqmS$588,000S$5,600 psm×0.996S$5,578 psm

How accurate is this estimate for Pasir Ris Dr 4?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Pasir Ris Dr 4 since.

Median error
2.7%

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$39,900 of rent a year against the estimate above · 0.2 points below flats like it

Homes like this rent for about S$3,325 a month, the middle of 28 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 20264584 ROOMS$3,600
Sept 20264584 ROOMS$3,500
Sept 20264864 ROOMS$3,500
Aug 20264834 ROOMS$4,000
Aug 20262324 ROOMS$3,350
Aug 20264824 ROOMS$2,800
Jul 20264814 ROOMS$4,200
Jul 20264874 ROOMS$3,500

median of 28 HDB rental approvals for 4 ROOM on Pasir Ris Dr 4 since 2025-10.

Buying or selling at S$615,000?

Buying: Stamp duty on S$615,000 · Cash and CPF needed on S$615,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$615,000.

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

Primary schools near 480 Pasir Ris Dr 4

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
May 2026
Blk 480 · 4 ROOM · 07 TO 09 · Model A · 66 years left
112 sqmS$600,000S$5,357 psm
Apr 2025
Blk 480 · 4 ROOM · 07 TO 09 · Model A · 67 years left
112 sqmS$651,888S$5,820 psm
Nov 2023
Blk 480 · 4 ROOM · 04 TO 06 · Model A · 68 years left
105 sqmS$585,000S$5,571 psm
Jun 2023
Blk 480 · 4 ROOM · 07 TO 09 · Model A · 69 years left
105 sqmS$535,000S$5,095 psm
Nov 2022
Blk 480 · 4 ROOM · 07 TO 09 · Model A · 69 years left
106 sqmS$520,000S$4,906 psm
Jun 2022
Blk 480 · 4 ROOM · 04 TO 06 · Model A · 70 years left
103 sqmS$505,000S$4,903 psm
Mar 2022
Blk 480 · 4 ROOM · 04 TO 06 · Model A · 70 years left
103 sqmS$480,000S$4,660 psm
Nov 2021
Blk 480 · 4 ROOM · 10 TO 12 · Model A · 70 years left
105 sqmS$478,000S$4,552 psm
See more

Showing 8 of 34.

Sale prices as filed in caveats.

Where the lease takes this

About 64 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 years59 yearsS$593,349S$655,105S$709,491S$721,899
10 years54 yearsS$566,409S$690,449S$809,849S$838,423
20 years44 yearsS$506,544S$752,698S$1,035,536S$1,109,900

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.