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HDB · 670229

Blk 229 Pending Rd

Project page · 99-year lease from 1988

Indicative value range
S$426,858 – S$452,968
Indicative mid S$444,844 · S$6,094 psm

Based on 15 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 12501 TO 0373 sqmS$400,000S$5,479 psm×1.000S$5,479 psm
Oct 2026Blk 11204 TO 0664 sqmS$415,000S$6,484 psm×1.000S$6,484 psm
Sept 2026Blk 12804 TO 0673 sqmS$410,000S$5,616 psm×1.000S$5,616 psm
Aug 2026Blk 11804 TO 0673 sqmS$448,000S$6,137 psm×1.000S$6,137 psm
Jul 2026Blk 22304 TO 0673 sqmS$420,000S$5,753 psm×1.000S$5,753 psm
Jun 2026Blk 12201 TO 0364 sqmS$420,000S$6,563 psm×1.000S$6,563 psm
Jun 2026Blk 12701 TO 0364 sqmS$400,888S$6,264 psm×1.000S$6,264 psm
May 2026Blk 12701 TO 0364 sqmS$390,000S$6,094 psm×1.000S$6,094 psm
Apr 2026Blk 11404 TO 0664 sqmS$418,000S$6,531 psm×1.000S$6,531 psm
Mar 2026Blk 22910 TO 1273 sqmS$450,000S$6,164 psm×0.997S$6,146 psm
Mar 2026Blk 12307 TO 0973 sqmS$445,000S$6,096 psm×0.997S$6,078 psm
Jan 2026Blk 22901 TO 0373 sqmS$435,000S$5,959 psm×0.997S$5,941 psm
Jan 2026Blk 23207 TO 0973 sqmS$450,000S$6,164 psm×0.997S$6,146 psm
Dec 2025Blk 12507 TO 0973 sqmS$440,000S$6,027 psm×0.996S$6,004 psm
Nov 2025Blk 23201 TO 0373 sqmS$400,000S$5,479 psm×0.996S$5,458 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.

6.74% gross yield

S$30,000 of rent a year against the estimate above · 0.63 points below flats like it

Homes like this rent for about S$2,500 a month, the middle of 35 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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

ApprovedBlockFlatRent a month
Sept 20262323 ROOMS$2,750
Sept 20261143 ROOMS$2,700
Aug 20261133 ROOMS$2,600
Aug 20261253 ROOMS$2,250
Jul 20262293 ROOMS$2,800
Jul 20261153 ROOMS$2,700
Jul 20261153 ROOMS$2,700
Jul 20261193 ROOMS$2,500

median of 35 HDB rental approvals for 3 ROOM on Pending Rd since 2025-10.

Buying or selling at S$444,844?

Buying: Stamp duty on S$444,844 · Cash and CPF needed on S$444,844 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$444,844.

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

Primary schools near 229 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$450,000S$6,164 psm
Jan 2026
Blk 229 · 3 ROOM · 01 TO 03 · Model A · 62 years left
73 sqmS$435,000S$5,959 psm
Nov 2025
Blk 229 · 4 ROOM · 07 TO 09 · Model A · 62 years left
103 sqmS$525,000S$5,097 psm
Oct 2025
Blk 229 · 3 ROOM · 01 TO 03 · Model A · 62 years left
73 sqmS$435,000S$5,959 psm
Aug 2025
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$438,800S$6,011 psm
Jan 2025
Blk 229 · 3 ROOM · 04 TO 06 · Model A · 63 years left
73 sqmS$435,000S$5,959 psm
Nov 2024
Blk 229 · 3 ROOM · 07 TO 09 · Model A · 63 years left
73 sqmS$428,000S$5,863 psm
Oct 2024
Blk 229 · 4 ROOM · 10 TO 12 · Model A · 63 years left
103 sqmS$575,000S$5,583 psm
Jul 2024
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 64 years left
73 sqmS$420,888S$5,766 psm
Sept 2023
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 64 years left
73 sqmS$418,000S$5,726 psm
Jul 2023
Blk 229 · 3 ROOM · 01 TO 03 · Model A · 65 years left
73 sqmS$380,000S$5,205 psm
Feb 2023
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 65 years left
73 sqmS$381,000S$5,219 psm
Nov 2022
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 65 years left
73 sqmS$375,000S$5,137 psm
Apr 2022
Blk 229 · 3 ROOM · 07 TO 09 · Model A · 66 years left
73 sqmS$348,000S$4,767 psm
Jan 2022
Blk 229 · 3 ROOM · 10 TO 12 · Model A · 66 years left
73 sqmS$352,888S$4,834 psm
See more

Showing 15 of 61.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$429,183S$473,853S$513,192S$522,167
10 years50 yearsS$409,697S$499,418S$585,783S$606,451
20 years40 yearsS$366,395S$544,444S$749,027S$802,817

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.