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HDB · 600412

Blk 412 Pandan Gdns

Project page · 99-year lease from 1979

Indicative value range
S$361,889 – S$368,909
Indicative mid S$368,000 · S$5,111 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 41201 TO 0372 sqmS$333,000S$4,625 psm×1.000S$4,625 psm
Apr 2026Blk 41210 TO 1273 sqmS$392,000S$5,370 psm×1.000S$5,370 psm
Apr 2026Blk 41207 TO 0972 sqmS$368,000S$5,111 psm×1.000S$5,111 psm
Mar 2026Blk 41207 TO 0973 sqmS$368,000S$5,041 psm×0.997S$5,026 psm
Jan 2026Blk 41207 TO 0972 sqmS$370,000S$5,139 psm×0.997S$5,124 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.

9.13% gross yield

S$33,600 of rent a year against the estimate above · 0.67 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 21 approvals in the last year.

In Jurong East, flats of this type with 50 to 59 years of lease left yield 8.46%, from 22 blocks.

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

ApprovedBlockFlatRent a month
Sept 20264113 ROOMS$2,400
Aug 20264123 ROOMS$2,950
Aug 20264113 ROOMS$2,500
Jul 20264103 ROOMS$3,200
Jul 20264103 ROOMS$3,200
Jul 20264113 ROOMS$2,600
Jul 20264123 ROOMS$2,500
May 20264113 ROOMS$2,700

median of 21 HDB rental approvals for 3 ROOM on Pandan Gdns since 2025-10.

Buying or selling at S$368,000?

Buying: Stamp duty on S$368,000 · Cash and CPF needed on S$368,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$368,000.

Each opens with this figure filled in; change anything there.

Primary schools near 412 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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 412 · 3 ROOM · 01 TO 03 · Improved · 52 years left
72 sqmS$333,000S$4,625 psm
Apr 2026
Blk 412 · 3 ROOM · 07 TO 09 · Improved · 52 years left
72 sqmS$368,000S$5,111 psm
Apr 2026
Blk 412 · 3 ROOM · 10 TO 12 · Improved · 52 years left
73 sqmS$392,000S$5,370 psm
Mar 2026
Blk 412 · 3 ROOM · 07 TO 09 · Improved · 52 years left
73 sqmS$368,000S$5,041 psm
Jan 2026
Blk 412 · 3 ROOM · 07 TO 09 · Improved · 52 years left
72 sqmS$370,000S$5,139 psm
Mar 2025
Blk 412 · 3 ROOM · 13 TO 15 · Improved · 53 years left
72 sqmS$368,000S$5,111 psm
May 2024
Blk 412 · 3 ROOM · 07 TO 09 · Improved · 54 years left
72 sqmS$320,000S$4,444 psm
Feb 2024
Blk 412 · 3 ROOM · 04 TO 06 · Improved · 54 years left
72 sqmS$328,800S$4,567 psm
Nov 2023
Blk 412 · 3 ROOM · 04 TO 06 · Improved · 55 years left
72 sqmS$320,000S$4,444 psm
Sept 2023
Blk 412 · 3 ROOM · 10 TO 12 · Improved · 55 years left
73 sqmS$335,000S$4,589 psm
Sept 2023
Blk 412 · 3 ROOM · 01 TO 03 · Improved · 55 years left
73 sqmS$323,000S$4,425 psm
Feb 2023
Blk 412 · 3 ROOM · 04 TO 06 · Improved · 55 years left
73 sqmS$305,000S$4,178 psm
Feb 2023
Blk 412 · 3 ROOM · 10 TO 12 · Improved · 55 years left
72 sqmS$304,000S$4,222 psm
Aug 2022
Blk 412 · 3 ROOM · 10 TO 12 · Improved · 56 years left
72 sqmS$335,000S$4,653 psm
Dec 2021
Blk 412 · 3 ROOM · 04 TO 06 · Improved · 56 years left
72 sqmS$303,000S$4,208 psm
Nov 2021
Blk 412 · 3 ROOM · 07 TO 09 · Improved · 57 years left
72 sqmS$318,000S$4,417 psm
See more

Showing 16 of 80.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$349,463S$385,835S$417,867S$425,175
10 years41 yearsS$329,105S$401,177S$470,553S$487,156

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.