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HDB · 510534

Blk 534 Pasir Ris Dr 1

Project page · 99-year lease from 1992

Indicative value range
S$971,543 – S$1,046,083
Indicative mid S$1,004,571 · S$6,857 psm

Based on 7 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
Aug 2026Blk 53101 TO 03147 sqmS$995,000S$6,769 psm×1.000S$6,769 psm
Aug 2026Blk 53104 TO 06148 sqmS$1,050,000S$7,095 psm×1.000S$7,095 psm
May 2026Blk 53101 TO 03147 sqmS$1,008,000S$6,857 psm×1.000S$6,857 psm
Mar 2026Blk 53301 TO 03144 sqmS$925,000S$6,424 psm×0.997S$6,405 psm
Mar 2026Blk 53610 TO 12147 sqmS$1,088,888S$7,407 psm×0.997S$7,386 psm
Jan 2026Blk 53301 TO 03144 sqmS$938,000S$6,514 psm×0.997S$6,495 psm
Nov 2025Blk 53210 TO 12149 sqmS$1,075,000S$7,215 psm×0.996S$7,186 psm

How accurate is this estimate for Pasir Ris Dr 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 51 sales in Pasir Ris Dr 1 since.

Median error
2.9%

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.

5.02% gross yield

S$50,400 of rent a year against the estimate above · 0.32 points above flats like it

Homes like this rent for about S$4,200 a month, the middle of 9 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

ApprovedBlockFlatRent a month
Sept 2026535EXECUTIVES$4,200
Aug 2026534EXECUTIVES$3,000
Jul 2026531EXECUTIVES$4,250
Jun 2026531EXECUTIVES$4,200
May 2026534EXECUTIVES$4,200
Apr 2026532EXECUTIVES$4,200
Mar 2026534EXECUTIVES$4,100
Jan 2026534EXECUTIVES$3,600

median of 9 HDB rental approvals for EXECUTIVE on Pasir Ris Dr 1 since 2025-10.

Buying or selling at S$1,004,571?

Buying: Stamp duty on S$1,004,571 · Cash and CPF needed on S$1,004,571 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,004,571.

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

Primary schools near 534 Pasir Ris Dr 1

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
Sept 2026
Blk 534 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left
excluded: outlier
154 sqmS$1,245,000S$8,084 psm
Oct 2024
Blk 534 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left
144 sqmS$928,000S$6,444 psm
Jul 2024
Blk 534 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left
146 sqmS$958,000S$6,562 psm
Jun 2023
Blk 534 · EXECUTIVE · 10 TO 12 · Apartment · 69 years left
147 sqmS$930,000S$6,327 psm
See more

Showing 4 of 33.

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$969,205S$1,070,081S$1,158,918S$1,179,186
10 years54 yearsS$925,200S$1,127,813S$1,322,847S$1,369,522
20 years44 yearsS$827,414S$1,229,494S$1,691,496S$1,812,966

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.