Blk 221 Pending Rd
Project page · 99-year lease from 1988
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 123 | 04 TO 06 | 103 sqm | S$540,000 | S$5,243 psm | ×1.000 | S$5,243 psm |
| Sept 2026 | Blk 115 | 07 TO 09 | 103 sqm | S$558,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Aug 2026 | Blk 225 | 10 TO 12 | 104 sqm | S$521,000 | S$5,010 psm | ×1.000 | S$5,010 psm |
| Aug 2026 | Blk 227 | 10 TO 12 | 103 sqm | S$555,000 | S$5,388 psm | ×1.000 | S$5,388 psm |
| May 2026 | Blk 223 | 04 TO 06 | 103 sqm | S$538,000 | S$5,223 psm | ×1.000 | S$5,223 psm |
| Apr 2026 | Blk 232 | 04 TO 06 | 103 sqm | S$560,000 | S$5,437 psm | ×1.000 | S$5,437 psm |
| Apr 2026 | Blk 116 | 10 TO 12 | 103 sqm | S$520,000 | S$5,049 psm | ×1.000 | S$5,049 psm |
| Feb 2026 | Blk 225 | 07 TO 09 | 104 sqm | S$540,000 | S$5,192 psm | ×0.997 | S$5,177 psm |
| Jan 2026 | Blk 225 | 10 TO 12 | 104 sqm | S$560,000 | S$5,385 psm | ×0.997 | S$5,369 psm |
| Nov 2025 | Blk 127 | 01 TO 03 | 91 sqm | S$488,000 | S$5,363 psm | ×0.996 | S$5,342 psm |
| Nov 2025 | Blk 229 | 07 TO 09 | 103 sqm | S$525,000 | S$5,097 psm | ×0.996 | S$5,077 psm |
How accurate is this estimate for Pending Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Pending Rd since.
- Median error
- 3.6%
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.
6.67% gross yield
S$36,000 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 116 | 4 ROOM | S$3,200 |
| Aug 2026 | 126 | 4 ROOM | S$3,500 |
| Aug 2026 | 113 | 4 ROOM | S$3,100 |
| Aug 2026 | 232 | 4 ROOM | S$3,000 |
| Aug 2026 | 221 | 4 ROOM | S$3,000 |
| Aug 2026 | 115 | 4 ROOM | S$3,000 |
| Jul 2026 | 226 | 4 ROOM | S$3,200 |
| Jul 2026 | 121 | 4 ROOM | S$3,200 |
median of 24 HDB rental approvals for 4 ROOM on Pending Rd since 2025-10.
Buying or selling at S$540,000?
Buying: Stamp duty on S$540,000 · Cash and CPF needed on S$540,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$540,000.
Each opens with this figure filled in; change anything there.
Primary schools near 221 Pending Rd
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
- Bukit Panjang Primary School · 388 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhenghua Primary School · 522 m · no 2025 Phase 2C ballot
- Beacon Primary School · 851 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady Queen of Peace (girls) · 1,069 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenridge Primary School · 1,198 m · no 2025 Phase 2C ballot
- West View Primary School · 1,659 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,670 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 221 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$535,000 | S$5,194 psm |
| Jan 2025 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$550,000 | S$5,340 psm |
| Dec 2024 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$530,000 | S$5,146 psm |
| Feb 2023 | Blk 221 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 73 sqm | S$378,000 | S$5,178 psm |
Showing 4 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 221 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 221 · 3 ROOM | S$2,400 | — |
| Mar 2026 | Blk 221 · 3 ROOM | S$2,300 | — |
| Jul 2025 | Blk 221 · 4 ROOM | S$2,950 | — |
| May 2025 | Blk 221 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 221 · 3 ROOM | S$2,300 | — |
| Mar 2025 | Blk 221 · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 221 · 4 ROOM | S$2,950 | — |
| Mar 2024 | Blk 221 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 221 · 3 ROOM | S$2,700 | — |
| Mar 2023 | Blk 221 · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 221 · 4 ROOM | S$2,400 | — |
| Mar 2023 | Blk 221 · 3 ROOM | S$2,400 | — |
| Aug 2022 | Blk 221 · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 221 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 221 · 4 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 60 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 | 55 years | S$520,989 | S$575,214 | S$622,968 | S$633,863 |
| 10 years | 50 years | S$497,335 | S$606,248 | S$711,087 | S$736,177 |
| 20 years | 40 years | S$444,771 | S$660,906 | S$909,252 | S$974,547 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.