Blk 415 Pandan Gdns
Project page · 99-year lease from 1982
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 412 | 01 TO 03 | 72 sqm | S$333,000 | S$4,625 psm | ×1.000 | S$4,625 psm |
| Sept 2026 | Blk 411 | 10 TO 12 | 72 sqm | S$380,000 | S$5,278 psm | ×1.000 | S$5,278 psm |
| Apr 2026 | Blk 412 | 10 TO 12 | 73 sqm | S$392,000 | S$5,370 psm | ×1.000 | S$5,370 psm |
| Apr 2026 | Blk 412 | 07 TO 09 | 72 sqm | S$368,000 | S$5,111 psm | ×1.000 | S$5,111 psm |
| Mar 2026 | Blk 412 | 07 TO 09 | 73 sqm | S$368,000 | S$5,041 psm | ×0.997 | S$5,026 psm |
| Jan 2026 | Blk 412 | 07 TO 09 | 72 sqm | S$370,000 | S$5,139 psm | ×0.997 | S$5,124 psm |
| Jan 2026 | Blk 410 | 13 TO 15 | 72 sqm | S$325,000 | S$4,514 psm | ×0.997 | S$4,501 psm |
| Jan 2026 | Blk 411 | 01 TO 03 | 73 sqm | S$335,000 | S$4,589 psm | ×0.997 | S$4,576 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.
8.96% gross yield
S$33,600 of rent a year against the estimate above · 0.5 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 411 | 3 ROOM | S$2,400 |
| Aug 2026 | 412 | 3 ROOM | S$2,950 |
| Aug 2026 | 411 | 3 ROOM | S$2,500 |
| Jul 2026 | 410 | 3 ROOM | S$3,200 |
| Jul 2026 | 410 | 3 ROOM | S$3,200 |
| Jul 2026 | 411 | 3 ROOM | S$2,600 |
| Jul 2026 | 412 | 3 ROOM | S$2,500 |
| May 2026 | 411 | 3 ROOM | S$2,700 |
median of 21 HDB rental approvals for 3 ROOM on Pandan Gdns since 2025-10.
Buying or selling at S$375,082?
Buying: Stamp duty on S$375,082 · Cash and CPF needed on S$375,082 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$375,082.
Each opens with this figure filled in; change anything there.
Primary schools near 415 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 · 1,215 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Nan Hua Primary School · 1,387 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Clementi Primary School · 1,690 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 415 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 74 sqm | S$370,000 | S$5,000 psm |
| Feb 2025 | Blk 415 · 3 ROOM · 01 TO 03 · Improved · 56 years left | 74 sqm | S$355,000 | S$4,797 psm |
| Nov 2022 | Blk 415 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 74 sqm | S$325,000 | S$4,392 psm |
Showing 3 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 415 · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 415 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 415 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 415 · 3 ROOM | S$2,000 | — |
| Dec 2023 | Blk 415 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 415 · 3 ROOM | S$1,600 | — |
| Jun 2023 | Blk 415 · 3 ROOM | S$2,600 | — |
| May 2023 | Blk 415 · 3 ROOM | S$2,400 | — |
| Jan 2023 | Blk 415 · 3 ROOM | S$2,500 | — |
| Jul 2021 | Blk 415 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 415 · 3 ROOM | S$1,500 | — |
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 54 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 | 49 years | S$356,188 | S$393,260 | S$425,908 | S$433,357 |
| 10 years | 44 years | S$335,438 | S$408,898 | S$479,609 | S$496,531 |
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.