Blk 404 Pandan Gdns
Project page · 99-year lease from 1979
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 404 | 10 TO 12 | 104 sqm | S$495,000 | S$4,760 psm | ×1.000 | S$4,760 psm |
| May 2026 | Blk 404 | 04 TO 06 | 104 sqm | S$520,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Mar 2026 | Blk 404 | 04 TO 06 | 104 sqm | S$460,000 | S$4,423 psm | ×0.997 | S$4,410 psm |
| Dec 2025 | Blk 404 | 04 TO 06 | 104 sqm | S$510,000 | S$4,904 psm | ×0.996 | S$4,885 psm |
How accurate is this estimate for Pandan Gdns?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Pandan Gdns since.
- Median error
- 4.0%
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.
9.09% gross yield
S$45,600 of rent a year against the estimate above · 3.21 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 35 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 405 | 5 ROOM | S$4,100 |
| Aug 2026 | 405 | 5 ROOM | S$4,250 |
| Aug 2026 | 407 | 5 ROOM | S$4,000 |
| Aug 2026 | 405 | 5 ROOM | S$3,500 |
| Aug 2026 | 406 | 5 ROOM | S$3,000 |
| Jul 2026 | 401 | 5 ROOM | S$4,100 |
| Jul 2026 | 406 | 5 ROOM | S$3,900 |
| Jul 2026 | 407 | 5 ROOM | S$3,700 |
median of 35 HDB rental approvals for 5 ROOM on Pandan Gdns since 2025-10.
Buying or selling at S$501,498?
Buying: Stamp duty on S$501,498 · Cash and CPF needed on S$501,498 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$501,498.
Each opens with this figure filled in; change anything there.
Primary schools near 404 Pandan Gdns
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.
1 to 2 km
- Qifa Primary School · 1,060 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Nan Hua Primary School · 1,265 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Clementi Primary School · 1,549 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 404 · 5 ROOM · 10 TO 12 · Standard · 52 years left | 104 sqm | S$495,000 | S$4,760 psm |
| May 2026 | Blk 404 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Mar 2026 | Blk 404 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 104 sqm | S$460,000 | S$4,423 psm |
| Dec 2025 | Blk 404 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Sept 2022 | Blk 404 · 5 ROOM · 04 TO 06 · Standard · 56 years left | 114 sqm | S$470,000 | S$4,123 psm |
| Jul 2022 | Blk 404 · 5 ROOM · 10 TO 12 · Standard · 56 years left | 104 sqm | S$415,000 | S$3,990 psm |
| Jan 2022 | Blk 404 · 5 ROOM · 13 TO 15 · Standard · 56 years left | 129 sqm | S$480,000 | S$3,721 psm |
Showing 7 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 404 · 5 ROOM | S$4,400 | — |
| Feb 2026 | Blk 404 · 5 ROOM | S$4,250 | — |
| Jul 2025 | Blk 404 · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 404 · 5 ROOM | S$3,900 | — |
| Oct 2024 | Blk 404 · 5 ROOM | S$3,200 | — |
| Jun 2024 | Blk 404 · 5 ROOM | S$3,900 | — |
| Jan 2024 | Blk 404 · 5 ROOM | S$4,300 | — |
| Jun 2023 | Blk 404 · 5 ROOM | S$3,000 | — |
| Jan 2023 | Blk 404 · 5 ROOM | S$2,750 | — |
| Dec 2022 | Blk 404 · 5 ROOM | S$2,200 | — |
| Aug 2022 | Blk 404 · 5 ROOM | S$2,600 | — |
| Jul 2022 | Blk 404 · 5 ROOM | S$2,500 | — |
| Dec 2021 | Blk 404 · 5 ROOM | S$2,700 | — |
| Dec 2021 | Blk 404 · 5 ROOM | S$1,600 | — |
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 51 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 | 46 years | S$476,237 | S$525,804 | S$569,456 | S$579,415 |
| 10 years | 41 years | S$448,494 | S$546,712 | S$641,255 | S$663,881 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.