Blk 528B Pasir Ris St 51
Project page · 99-year lease from 2015
Based on 34 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 524B | 01 TO 03 | 93 sqm | S$710,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Aug 2026 | Blk 526D | 10 TO 12 | 93 sqm | S$778,000 | S$8,366 psm | ×1.000 | S$8,366 psm |
| Aug 2026 | Blk 524A | 10 TO 12 | 93 sqm | S$790,088 | S$8,496 psm | ×1.000 | S$8,496 psm |
| Aug 2026 | Blk 527A | 13 TO 15 | 93 sqm | S$790,000 | S$8,495 psm | ×1.000 | S$8,495 psm |
| Aug 2026 | Blk 526A | 10 TO 12 | 93 sqm | S$758,000 | S$8,151 psm | ×1.000 | S$8,151 psm |
| Aug 2026 | Blk 525C | 07 TO 09 | 93 sqm | S$800,000 | S$8,602 psm | ×1.000 | S$8,602 psm |
| Jul 2026 | Blk 524A | 04 TO 06 | 93 sqm | S$740,000 | S$7,957 psm | ×1.000 | S$7,957 psm |
| Jul 2026 | Blk 524A | 13 TO 15 | 93 sqm | S$805,000 | S$8,656 psm | ×1.000 | S$8,656 psm |
| Jul 2026 | Blk 526B | 10 TO 12 | 93 sqm | S$752,000 | S$8,086 psm | ×1.000 | S$8,086 psm |
| Jul 2026 | Blk 524B | 07 TO 09 | 93 sqm | S$777,000 | S$8,355 psm | ×1.000 | S$8,355 psm |
| Jul 2026 | Blk 526D | 13 TO 15 | 93 sqm | S$778,000 | S$8,366 psm | ×1.000 | S$8,366 psm |
| Jun 2026 | Blk 525C | 07 TO 09 | 93 sqm | S$770,000 | S$8,280 psm | ×1.000 | S$8,280 psm |
| May 2026 | Blk 525C | 10 TO 12 | 93 sqm | S$755,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| May 2026 | Blk 526D | 07 TO 09 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| May 2026 | Blk 526B | 13 TO 15 | 93 sqm | S$777,000 | S$8,355 psm | ×1.000 | S$8,355 psm |
| Apr 2026 | Blk 525A | 01 TO 03 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
| Apr 2026 | Blk 526B | 10 TO 12 | 93 sqm | S$748,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Mar 2026 | Blk 526D | 04 TO 06 | 93 sqm | S$756,000 | S$8,129 psm | ×0.997 | S$8,105 psm |
| Mar 2026 | Blk 525B | 07 TO 09 | 93 sqm | S$750,000 | S$8,065 psm | ×0.997 | S$8,041 psm |
| Mar 2026 | Blk 526D | 01 TO 03 | 93 sqm | S$720,000 | S$7,742 psm | ×0.997 | S$7,719 psm |
| Mar 2026 | Blk 526C | 07 TO 09 | 93 sqm | S$755,000 | S$8,118 psm | ×0.997 | S$8,094 psm |
| Mar 2026 | Blk 527A | 10 TO 12 | 93 sqm | S$788,000 | S$8,473 psm | ×0.997 | S$8,448 psm |
| Feb 2026 | Blk 525C | 07 TO 09 | 93 sqm | S$770,888 | S$8,289 psm | ×0.997 | S$8,265 psm |
| Jan 2026 | Blk 525A | 01 TO 03 | 93 sqm | S$735,000 | S$7,903 psm | ×0.997 | S$7,880 psm |
| Jan 2026 | Blk 526C | 07 TO 09 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Jan 2026 | Blk 526A | 10 TO 12 | 93 sqm | S$758,000 | S$8,151 psm | ×0.997 | S$8,127 psm |
| Jan 2026 | Blk 524C | 04 TO 06 | 93 sqm | S$778,000 | S$8,366 psm | ×0.997 | S$8,341 psm |
| Dec 2025 | Blk 526B | 10 TO 12 | 93 sqm | S$742,000 | S$7,978 psm | ×0.996 | S$7,947 psm |
| Dec 2025 | Blk 524B | 07 TO 09 | 93 sqm | S$780,000 | S$8,387 psm | ×0.996 | S$8,354 psm |
| Dec 2025 | Blk 526C | 10 TO 12 | 93 sqm | S$768,000 | S$8,258 psm | ×0.996 | S$8,226 psm |
| Dec 2025 | Blk 526B | 13 TO 15 | 93 sqm | S$775,888 | S$8,343 psm | ×0.996 | S$8,310 psm |
| Nov 2025 | Blk 527A | 07 TO 09 | 93 sqm | S$750,000 | S$8,065 psm | ×0.996 | S$8,033 psm |
| Nov 2025 | Blk 527A | 04 TO 06 | 93 sqm | S$756,888 | S$8,139 psm | ×0.996 | S$8,107 psm |
| Nov 2025 | Blk 525A | 01 TO 03 | 93 sqm | S$705,000 | S$7,581 psm | ×0.996 | S$7,551 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.
5.22% gross yield
S$39,600 of rent a year against the estimate above · 0.35 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 46 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 526A | 4 ROOM | S$3,400 |
| Sept 2026 | 568 | 4 ROOM | S$3,300 |
| Sept 2026 | 559 | 4 ROOM | S$3,300 |
| Sept 2026 | 569 | 4 ROOM | S$2,800 |
| Aug 2026 | 568 | 4 ROOM | S$3,650 |
| Aug 2026 | 558 | 4 ROOM | S$3,200 |
| Jul 2026 | 526A | 4 ROOM | S$3,400 |
| Jul 2026 | 524B | 4 ROOM | S$3,400 |
median of 46 HDB rental approvals for 4 ROOM on Pasir Ris St 51 since 2025-10.
Buying or selling at S$759,000?
Buying: Stamp duty on S$759,000 · Cash and CPF needed on S$759,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$759,000.
Each opens with this figure filled in; change anything there.
Primary schools near 528b 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 · 491 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 965 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines North Primary School · 1,022 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Angsana Primary School · 1,184 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,202 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,400 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,456 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,495 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,572 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,941 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 528B · 5 ROOM · 13 TO 15 · Improved · 88 years left | 113 sqm | S$975,000 | S$8,628 psm |
| Nov 2025 | Blk 528B · 5 ROOM · 01 TO 03 · Improved · 89 years left | 113 sqm | S$900,000 | S$7,965 psm |
| May 2025 | Blk 528B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Feb 2025 | Blk 528B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$965,000 | S$8,540 psm |
| Nov 2024 | Blk 528B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$808,000 | S$8,688 psm |
| Jul 2024 | Blk 528B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$738,888 | S$7,945 psm |
| May 2024 | Blk 528B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Jan 2024 | Blk 528B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Aug 2023 | Blk 528B · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Nov 2021 | Blk 528B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$585,000 | S$6,290 psm |
Showing 10 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 528B · 4 ROOM | S$3,700 | — |
| Oct 2025 | Blk 528B · 5 ROOM | S$3,750 | — |
| Mar 2025 | Blk 528B · 5 ROOM | S$2,650 | — |
| Mar 2024 | Blk 528B · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 528B · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 528B · 4 ROOM | S$3,800 | — |
| May 2022 | Blk 528B · 4 ROOM | S$3,200 | — |
| Dec 2021 | Blk 528B · 4 ROOM | S$2,600 | — |
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$712,641 | S$786,813 | S$852,134 | S$867,037 |
| 10 years | 77 years | S$666,081 | S$811,949 | S$952,360 | S$985,962 |
| 20 years | 67 years | S$603,033 | S$896,075 | S$1,232,790 | S$1,321,320 |
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.