Blk 528A Pasir Ris St 51
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 528A | 13 TO 15 | 68 sqm | S$630,000 | S$9,265 psm | ×0.997 | S$9,237 psm |
| Jan 2026 | Blk 528A | 07 TO 09 | 68 sqm | S$635,000 | S$9,338 psm | ×0.997 | S$9,311 psm |
| Nov 2025 | Blk 528A | 07 TO 09 | 68 sqm | S$605,000 | S$8,897 psm | ×0.996 | S$8,862 psm |
How accurate is this estimate for Pasir Ris St 51?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 114 sales in Pasir Ris St 51 since.
- Median error
- 2.6%
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.
5.35% gross yield
S$33,600 of rent a year against the estimate above · 0.69 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 527D | 3 ROOM | S$3,050 |
| Sept 2026 | 527C | 3 ROOM | S$2,700 |
| Sept 2026 | 527D | 3 ROOM | S$1,500 |
| Aug 2026 | 527B | 3 ROOM | S$3,400 |
| Aug 2026 | 528A | 3 ROOM | S$3,000 |
| Aug 2026 | 527B | 3 ROOM | S$2,650 |
| Jul 2026 | 528A | 3 ROOM | S$3,000 |
| Jul 2026 | 527C | 3 ROOM | S$2,650 |
median of 12 HDB rental approvals for 3 ROOM on Pasir Ris St 51 since 2025-10.
Buying or selling at S$628,142?
Buying: Stamp duty on S$628,142 · Cash and CPF needed on S$628,142 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$628,142.
Each opens with this figure filled in; change anything there.
Primary schools near 528a Pasir Ris St 51
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 · 518 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Casuarina Primary School · 995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Angsana Primary School · 1,141 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,215 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,355 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,458 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,498 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,896 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 528A · 2 ROOM · 04 TO 06 · 2-room · 88 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Apr 2026 | Blk 528A · 2 ROOM · 01 TO 03 · Model A · 88 years left | 47 sqm | S$422,000 | S$8,979 psm |
| Jan 2026 | Blk 528A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$635,000 | S$9,338 psm |
| Jan 2026 | Blk 528A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 68 sqm | S$630,000 | S$9,265 psm |
| Nov 2025 | Blk 528A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$605,000 | S$8,897 psm |
| Aug 2025 | Blk 528A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$585,000 | S$8,603 psm |
| Jul 2025 | Blk 528A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$605,000 | S$8,897 psm |
| Mar 2025 | Blk 528A · 2 ROOM · 01 TO 03 · 2-room · 89 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Feb 2025 | Blk 528A · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$420,000 | S$8,936 psm |
| Jan 2025 | Blk 528A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$420,000 | S$8,936 psm |
| Oct 2024 | Blk 528A · 3 ROOM · 01 TO 03 · Model A · 90 years left | 68 sqm | S$534,000 | S$7,853 psm |
| Sept 2024 | Blk 528A · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$430,000 | S$9,149 psm |
| Jun 2024 | Blk 528A · 2 ROOM · 10 TO 12 · Model A · 90 years left excluded: outlier | 47 sqm | S$430,000 | S$9,149 psm |
| Feb 2024 | Blk 528A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jan 2024 | Blk 528A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Jan 2024 | Blk 528A · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$395,000 | S$8,404 psm |
| Nov 2023 | Blk 528A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Apr 2023 | Blk 528A · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Jan 2023 | Blk 528A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jan 2023 | Blk 528A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Nov 2022 | Blk 528A · 2 ROOM · 07 TO 09 · Model A · 92 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Sept 2022 | Blk 528A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Jun 2022 | Blk 528A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jan 2022 | Blk 528A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Oct 2021 | Blk 528A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$328,000 | S$6,979 psm |
Showing 25 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 528A · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 528A · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 528A · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 528A · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 528A · 3 ROOM | S$3,050 | — |
| May 2025 | Blk 528A · 2 ROOM | S$2,700 | — |
| May 2025 | Blk 528A · 2 ROOM | S$1,800 | — |
| Mar 2025 | Blk 528A · 3 ROOM | S$3,100 | — |
| Mar 2025 | Blk 528A · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 528A · 2 ROOM | S$2,500 | — |
| Nov 2024 | Blk 528A · 3 ROOM | S$2,300 | — |
| Aug 2024 | Blk 528A · 3 ROOM | S$2,200 | — |
| Jan 2024 | Blk 528A · 2 ROOM | S$2,500 | — |
| Nov 2023 | Blk 528A · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 528A · 2 ROOM | S$2,500 | — |
| Sept 2023 | Blk 528A · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 528A · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 528A · 2 ROOM | S$2,500 | — |
| Feb 2023 | Blk 528A · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 528A · 3 ROOM | S$2,300 | — |
| Jun 2022 | Blk 528A · 3 ROOM | S$2,800 | — |
| May 2022 | Blk 528A · 3 ROOM | S$2,700 | — |
| Feb 2022 | Blk 528A · 2 ROOM | S$1,900 | — |
| Nov 2021 | Blk 528A · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 528A · 2 ROOM | S$1,300 | — |
| Jan 2021 | Blk 528A · 2 ROOM | S$1,700 | — |
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 87 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 | 82 years | S$589,776 | S$651,160 | S$705,219 | S$717,552 |
| 10 years | 77 years | S$551,243 | S$671,962 | S$788,165 | S$815,974 |
| 20 years | 67 years | S$499,065 | S$741,584 | S$1,020,247 | S$1,093,513 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.