Blk 776 Pasir Ris St 71
Project page · 99-year lease from 1996
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 776 | 04 TO 06 | 105 sqm | S$610,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| Jul 2026 | Blk 776 | 04 TO 06 | 105 sqm | S$610,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| Mar 2026 | Blk 776 | 04 TO 06 | 106 sqm | S$636,888 | S$6,008 psm | ×0.997 | S$5,991 psm |
| Jan 2026 | Blk 776 | 01 TO 03 | 106 sqm | S$625,888 | S$5,905 psm | ×0.997 | S$5,887 psm |
How accurate is this estimate for Pasir Ris St 71?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 95 sales in Pasir Ris St 71 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.
6.19% gross yield
S$38,400 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 47 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 | 776 | 4 ROOM | S$3,000 |
| Sept 2026 | 761 | 4 ROOM | S$2,900 |
| Sept 2026 | 767 | 4 ROOM | S$2,800 |
| Aug 2026 | 752 | 4 ROOM | S$3,600 |
| Aug 2026 | 771 | 4 ROOM | S$3,600 |
| Aug 2026 | 773 | 4 ROOM | S$3,300 |
| Aug 2026 | 756 | 4 ROOM | S$3,300 |
| Aug 2026 | 772 | 4 ROOM | S$3,200 |
median of 47 HDB rental approvals for 4 ROOM on Pasir Ris St 71 since 2025-10.
Buying or selling at S$619,925?
Buying: Stamp duty on S$619,925 · Cash and CPF needed on S$619,925 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$619,925.
Each opens with this figure filled in; change anything there.
Primary schools near 776 Pasir Ris St 71
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
- Meridian Primary School · 222 m · no 2025 Phase 2C ballot
- Park View Primary School · 302 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 784 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Angsana Primary School · 1,159 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 776 · 5 ROOM · 10 TO 12 · Improved · 69 years left | 125 sqm | S$770,000 | S$6,160 psm |
| Aug 2026 | Blk 776 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 105 sqm | S$610,000 | S$5,810 psm |
| Jul 2026 | Blk 776 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 105 sqm | S$610,000 | S$5,810 psm |
| Mar 2026 | Blk 776 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 106 sqm | S$636,888 | S$6,008 psm |
| Jan 2026 | Blk 776 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 106 sqm | S$625,888 | S$5,905 psm |
| Apr 2025 | Blk 776 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 127 sqm | S$740,000 | S$5,827 psm |
| Jan 2025 | Blk 776 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 127 sqm | S$715,000 | S$5,630 psm |
| Nov 2024 | Blk 776 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 128 sqm | S$755,000 | S$5,898 psm |
| Nov 2024 | Blk 776 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 106 sqm | S$630,000 | S$5,943 psm |
| Feb 2024 | Blk 776 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 104 sqm | S$585,000 | S$5,625 psm |
| Jan 2024 | Blk 776 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 104 sqm | S$548,000 | S$5,269 psm |
| Sept 2023 | Blk 776 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 127 sqm | S$680,000 | S$5,354 psm |
| Aug 2022 | Blk 776 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 127 sqm | S$640,000 | S$5,039 psm |
| Jul 2022 | Blk 776 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 106 sqm | S$525,000 | S$4,953 psm |
| Jul 2022 | Blk 776 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 105 sqm | S$525,000 | S$5,000 psm |
| Nov 2021 | Blk 776 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 125 sqm | S$588,000 | S$4,704 psm |
| Oct 2021 | Blk 776 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 106 sqm | S$471,000 | S$4,443 psm |
Showing 17 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 776 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 776 · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 776 · 5 ROOM | S$3,900 | — |
| Sept 2025 | Blk 776 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 776 · 5 ROOM | S$3,000 | — |
| Oct 2024 | Blk 776 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 776 · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 776 · 5 ROOM | S$3,500 | — |
| Sept 2023 | Blk 776 · 4 ROOM | S$3,200 | — |
| Aug 2023 | Blk 776 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 776 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 776 · 5 ROOM | S$4,200 | — |
| Oct 2022 | Blk 776 · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 776 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 776 · 5 ROOM | S$2,000 | — |
| Oct 2021 | Blk 776 · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 776 · 5 ROOM | S$2,500 | — |
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 68 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 | 63 years | S$600,570 | S$663,078 | S$718,126 | S$730,685 |
| 10 years | 58 years | S$579,427 | S$706,318 | S$828,462 | S$857,693 |
| 20 years | 48 years | S$525,257 | S$780,504 | S$1,073,791 | S$1,150,903 |
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.