Blk 516 Pasir Ris St 52
Project page · 99-year lease from 1993
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 519 | 10 TO 12 | 106 sqm | S$680,000 | S$6,415 psm | ×1.000 | S$6,415 psm |
| Aug 2026 | Blk 513 | 10 TO 12 | 106 sqm | S$686,000 | S$6,472 psm | ×1.000 | S$6,472 psm |
| Jul 2026 | Blk 514 | 10 TO 12 | 106 sqm | S$660,000 | S$6,226 psm | ×1.000 | S$6,226 psm |
| Jul 2026 | Blk 519 | 07 TO 09 | 106 sqm | S$680,000 | S$6,415 psm | ×1.000 | S$6,415 psm |
| Apr 2026 | Blk 517 | 07 TO 09 | 106 sqm | S$668,000 | S$6,302 psm | ×1.000 | S$6,302 psm |
| Mar 2026 | Blk 511 | 04 TO 06 | 106 sqm | S$660,000 | S$6,226 psm | ×0.997 | S$6,208 psm |
| Mar 2026 | Blk 516 | 10 TO 12 | 106 sqm | S$665,000 | S$6,274 psm | ×0.997 | S$6,255 psm |
| Mar 2026 | Blk 521 | 04 TO 06 | 106 sqm | S$668,000 | S$6,302 psm | ×0.997 | S$6,283 psm |
| Mar 2026 | Blk 519 | 13 TO 15 | 106 sqm | S$700,000 | S$6,604 psm | ×0.997 | S$6,584 psm |
| Dec 2025 | Blk 514 | 01 TO 03 | 104 sqm | S$628,000 | S$6,038 psm | ×0.996 | S$6,015 psm |
| Dec 2025 | Blk 517 | 10 TO 12 | 109 sqm | S$680,000 | S$6,239 psm | ×0.996 | S$6,214 psm |
How accurate is this estimate for Pasir Ris St 52?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Pasir Ris St 52 since.
- Median error
- 1.0%
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.
5.95% gross yield
S$39,600 of rent a year against the estimate above · 0.74 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 15 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 |
|---|---|---|---|
| Aug 2026 | 517 | 4 ROOM | S$3,500 |
| Jul 2026 | 517 | 4 ROOM | S$3,200 |
| Jun 2026 | 516 | 4 ROOM | S$3,300 |
| May 2026 | 515 | 4 ROOM | S$2,900 |
| Feb 2026 | 511 | 4 ROOM | S$3,300 |
| Jan 2026 | 516 | 4 ROOM | S$3,500 |
| Jan 2026 | 518 | 4 ROOM | S$3,200 |
| Dec 2025 | 519 | 4 ROOM | S$3,600 |
median of 15 HDB rental approvals for 4 ROOM on Pasir Ris St 52 since 2025-10.
Buying or selling at S$666,030?
Buying: Stamp duty on S$666,030 · Cash and CPF needed on S$666,030 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$666,030.
Each opens with this figure filled in; change anything there.
Primary schools near 516 Pasir Ris St 52
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
- Elias Park Primary School · 100 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 557 m · no 2025 Phase 2C ballot
- Meridian Primary School · 874 m · no 2025 Phase 2C ballot
1 to 2 km
- Angsana Primary School · 1,175 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,466 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,542 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,869 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,948 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 516 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 106 sqm | S$665,000 | S$6,274 psm |
| Jan 2026 | Blk 516 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 129 sqm | S$795,000 | S$6,163 psm |
| Nov 2025 | Blk 516 · 5 ROOM · 04 TO 06 · Improved · 67 years left | 126 sqm | S$765,000 | S$6,071 psm |
| May 2025 | Blk 516 · 5 ROOM · 07 TO 09 · Improved · 68 years left | 129 sqm | S$820,000 | S$6,357 psm |
| May 2025 | Blk 516 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Jul 2023 | Blk 516 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 106 sqm | S$571,000 | S$5,387 psm |
| May 2023 | Blk 516 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 128 sqm | S$688,000 | S$5,375 psm |
| May 2023 | Blk 516 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 106 sqm | S$550,000 | S$5,189 psm |
| Sept 2022 | Blk 516 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 106 sqm | S$530,000 | S$5,000 psm |
| Dec 2021 | Blk 516 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 106 sqm | S$483,000 | S$4,557 psm |
Showing 10 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 516 · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 516 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 516 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 516 · 5 ROOM | S$3,000 | — |
| Sept 2025 | Blk 516 · 5 ROOM | S$4,600 | — |
| Sept 2025 | Blk 516 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 516 · 4 ROOM | S$3,100 | — |
| Oct 2024 | Blk 516 · 5 ROOM | S$3,000 | — |
| Sept 2024 | Blk 516 · 5 ROOM | S$4,600 | — |
| Feb 2024 | Blk 516 · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 516 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 516 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 516 · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 516 · 4 ROOM | S$1,800 | — |
| Oct 2022 | Blk 516 · 5 ROOM | S$2,700 | — |
| Sept 2022 | Blk 516 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 516 · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 516 · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 516 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 516 · 5 ROOM | S$2,550 | — |
| Apr 2021 | Blk 516 · 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 65 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 | 60 years | S$645,235 | S$712,392 | S$771,534 | S$785,027 |
| 10 years | 55 years | S$622,519 | S$758,848 | S$890,076 | S$921,481 |
| 20 years | 45 years | S$564,321 | S$838,551 | S$1,153,651 | S$1,236,497 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.