Blk 408 Pandan Gdns
Project page · 99-year lease from 1978
Based on 10 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 402 | 04 TO 06 | 97 sqm | S$450,000 | S$4,639 psm | ×0.997 | S$4,625 psm |
| Oct 2025 | Blk 409 | 10 TO 12 | 97 sqm | S$475,000 | S$4,897 psm | ×0.996 | S$4,878 psm |
| Aug 2025 | Blk 402 | 07 TO 09 | 97 sqm | S$488,000 | S$5,031 psm | ×0.996 | S$5,009 psm |
| May 2025 | Blk 408 | 07 TO 09 | 97 sqm | S$492,000 | S$5,072 psm | ×1.000 | S$5,070 psm |
| May 2025 | Blk 414 | 04 TO 06 | 100 sqm | S$488,000 | S$4,880 psm | ×1.000 | S$4,878 psm |
| Mar 2025 | Blk 408 | 07 TO 09 | 97 sqm | S$500,000 | S$5,155 psm | ×1.009 | S$5,201 psm |
| Feb 2025 | Blk 402 | 01 TO 03 | 97 sqm | S$456,000 | S$4,701 psm | ×1.009 | S$4,743 psm |
| Feb 2025 | Blk 414 | 10 TO 12 | 97 sqm | S$495,000 | S$5,103 psm | ×1.009 | S$5,149 psm |
| Jan 2025 | Blk 414 | 04 TO 06 | 97 sqm | S$470,000 | S$4,845 psm | ×1.009 | S$4,889 psm |
| Jan 2025 | Blk 408 | 01 TO 03 | 97 sqm | S$445,000 | S$4,588 psm | ×1.009 | S$4,629 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.
8.04% gross yield
S$38,100 of rent a year against the estimate above · 0.98 points above flats like it
Homes like this rent for about S$3,175 a month, the middle of 18 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 409 | 4 ROOM | S$3,050 |
| Aug 2026 | 402 | 4 ROOM | S$3,250 |
| Jul 2026 | 408 | 4 ROOM | S$4,000 |
| Jul 2026 | 408 | 4 ROOM | S$3,500 |
| Jun 2026 | 402 | 4 ROOM | S$3,500 |
| Jun 2026 | 409 | 4 ROOM | S$2,800 |
| Jun 2026 | 409 | 4 ROOM | S$2,700 |
| May 2026 | 408 | 4 ROOM | S$3,400 |
median of 18 HDB rental approvals for 4 ROOM on Pandan Gdns since 2025-10.
Buying or selling at S$473,671?
Buying: Stamp duty on S$473,671 · Cash and CPF needed on S$473,671 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$473,671.
Each opens with this figure filled in; change anything there.
Primary schools near 408 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 · 994 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
1 to 2 km
- Nan Hua Primary School · 1,322 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Clementi Primary School · 1,556 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 97 sqm | S$492,000 | S$5,072 psm |
| Mar 2025 | Blk 408 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 97 sqm | S$500,000 | S$5,155 psm |
| Jan 2025 | Blk 408 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 97 sqm | S$445,000 | S$4,588 psm |
| Mar 2023 | Blk 408 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 97 sqm | S$442,000 | S$4,557 psm |
Showing 4 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 408 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 408 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 408 · 4 ROOM | S$3,400 | — |
| Jan 2026 | Blk 408 · 4 ROOM | S$4,000 | — |
| May 2024 | Blk 408 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 408 · 4 ROOM | S$3,600 | — |
| Sept 2023 | Blk 408 · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 408 · 4 ROOM | S$2,700 | — |
| Jan 2023 | Blk 408 · 4 ROOM | S$3,600 | — |
| Feb 2022 | Blk 408 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 408 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 408 · 4 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 50 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 | 45 years | S$449,812 | S$496,628 | S$537,858 | S$547,265 |
| 10 years | 40 years | S$423,608 | S$516,376 | S$605,673 | S$627,043 |
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.