Blk 406 Pandan Gdns
Project page · 99-year lease from 1979
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 406 | 13 TO 15 | 104 sqm | S$522,000 | S$5,019 psm | ×1.000 | S$5,019 psm |
| Feb 2026 | Blk 406 | 01 TO 03 | 114 sqm | S$515,000 | S$4,518 psm | ×0.997 | S$4,504 psm |
| Jan 2026 | Blk 406 | 04 TO 06 | 114 sqm | S$488,888 | S$4,288 psm | ×0.997 | S$4,276 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.
9.73% gross yield
S$45,600 of rent a year against the estimate above · 3.85 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$468,438?
Buying: Stamp duty on S$468,438 · Cash and CPF needed on S$468,438 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$468,438.
Each opens with this figure filled in; change anything there.
Primary schools near 406 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.
Within about 1 km
- Qifa Primary School · 995 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
1 to 2 km
- Nan Hua Primary School · 1,272 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Clementi Primary School · 1,525 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 406 · 5 ROOM · 13 TO 15 · Standard · 52 years left | 104 sqm | S$522,000 | S$5,019 psm |
| Feb 2026 | Blk 406 · 5 ROOM · 01 TO 03 · Standard · 52 years left | 114 sqm | S$515,000 | S$4,518 psm |
| Jan 2026 | Blk 406 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 114 sqm | S$488,888 | S$4,288 psm |
| Sept 2025 | Blk 406 · 5 ROOM · 01 TO 03 · Standard · 53 years left | 104 sqm | S$465,000 | S$4,471 psm |
| Dec 2023 | Blk 406 · 5 ROOM · 07 TO 09 · Standard · 54 years left | 114 sqm | S$480,000 | S$4,211 psm |
| Aug 2022 | Blk 406 · 5 ROOM · 04 TO 06 · Standard · 56 years left | 104 sqm | S$450,000 | S$4,327 psm |
| Jun 2022 | Blk 406 · 5 ROOM · 04 TO 06 · Standard · 56 years left | 104 sqm | S$445,000 | S$4,279 psm |
| Mar 2022 | Blk 406 · 5 ROOM · 01 TO 03 · Standard · 56 years left | 129 sqm | S$500,000 | S$3,876 psm |
| Oct 2021 | Blk 406 · 5 ROOM · 10 TO 12 · Standard · 57 years left | 104 sqm | S$420,000 | S$4,038 psm |
Showing 9 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 406 · 5 ROOM | S$3,000 | — |
| Jul 2026 | Blk 406 · 5 ROOM | S$3,900 | — |
| May 2026 | Blk 406 · 5 ROOM | S$3,600 | — |
| Apr 2026 | Blk 406 · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 406 · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 406 · 5 ROOM | S$3,600 | — |
| Sept 2025 | Blk 406 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 406 · 5 ROOM | S$2,700 | — |
| Apr 2025 | Blk 406 · 5 ROOM | S$4,000 | — |
| Mar 2025 | Blk 406 · 5 ROOM | S$3,800 | — |
| Mar 2025 | Blk 406 · 5 ROOM | S$3,000 | — |
| Jan 2025 | Blk 406 · 5 ROOM | S$4,000 | — |
| Oct 2024 | Blk 406 · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 406 · 5 ROOM | S$2,700 | — |
| Jun 2024 | Blk 406 · 5 ROOM | S$2,700 | — |
| May 2024 | Blk 406 · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 406 · 5 ROOM | S$2,300 | — |
| May 2023 | Blk 406 · 5 ROOM | S$3,800 | — |
| Mar 2023 | Blk 406 · 5 ROOM | S$2,400 | — |
| Dec 2022 | Blk 406 · 5 ROOM | S$3,300 | — |
| Oct 2022 | Blk 406 · 5 ROOM | S$2,500 | — |
| Aug 2022 | Blk 406 · 5 ROOM | S$2,700 | — |
| May 2022 | Blk 406 · 5 ROOM | S$2,100 | — |
| Jan 2022 | Blk 406 · 5 ROOM | S$2,100 | — |
| Oct 2021 | Blk 406 · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 406 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 406 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 406 · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 406 · 5 ROOM | S$2,100 | — |
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$444,842 | S$491,141 | S$531,915 | S$541,218 |
| 10 years | 41 years | S$418,928 | S$510,671 | S$598,981 | S$620,115 |
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.