Blk 232 Pending Rd
Project page · 99-year lease from 1987
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 125 | 01 TO 03 | 73 sqm | S$400,000 | S$5,479 psm | ×1.000 | S$5,479 psm |
| Oct 2026 | Blk 112 | 04 TO 06 | 64 sqm | S$415,000 | S$6,484 psm | ×1.000 | S$6,484 psm |
| Sept 2026 | Blk 128 | 04 TO 06 | 73 sqm | S$410,000 | S$5,616 psm | ×1.000 | S$5,616 psm |
| Aug 2026 | Blk 118 | 04 TO 06 | 73 sqm | S$448,000 | S$6,137 psm | ×1.000 | S$6,137 psm |
| Jul 2026 | Blk 223 | 04 TO 06 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jun 2026 | Blk 122 | 01 TO 03 | 64 sqm | S$420,000 | S$6,563 psm | ×1.000 | S$6,563 psm |
| Jun 2026 | Blk 127 | 01 TO 03 | 64 sqm | S$400,888 | S$6,264 psm | ×1.000 | S$6,264 psm |
| May 2026 | Blk 127 | 01 TO 03 | 64 sqm | S$390,000 | S$6,094 psm | ×1.000 | S$6,094 psm |
| Apr 2026 | Blk 114 | 04 TO 06 | 64 sqm | S$418,000 | S$6,531 psm | ×1.000 | S$6,531 psm |
| Mar 2026 | Blk 229 | 10 TO 12 | 73 sqm | S$450,000 | S$6,164 psm | ×0.997 | S$6,146 psm |
| Mar 2026 | Blk 123 | 07 TO 09 | 73 sqm | S$445,000 | S$6,096 psm | ×0.997 | S$6,078 psm |
| Jan 2026 | Blk 229 | 01 TO 03 | 73 sqm | S$435,000 | S$5,959 psm | ×0.997 | S$5,941 psm |
| Jan 2026 | Blk 232 | 07 TO 09 | 73 sqm | S$450,000 | S$6,164 psm | ×0.997 | S$6,146 psm |
| Dec 2025 | Blk 125 | 07 TO 09 | 73 sqm | S$440,000 | S$6,027 psm | ×0.996 | S$6,004 psm |
| Nov 2025 | Blk 232 | 01 TO 03 | 73 sqm | S$400,000 | S$5,479 psm | ×0.996 | S$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 · 1.07 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 50 to 59 years of lease left yield 7.81%, from 313 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 | 232 | 3 ROOM | S$2,750 |
| Sept 2026 | 114 | 3 ROOM | S$2,700 |
| Aug 2026 | 113 | 3 ROOM | S$2,600 |
| Aug 2026 | 125 | 3 ROOM | S$2,250 |
| Jul 2026 | 229 | 3 ROOM | S$2,800 |
| Jul 2026 | 115 | 3 ROOM | S$2,700 |
| Jul 2026 | 115 | 3 ROOM | S$2,700 |
| Jul 2026 | 119 | 3 ROOM | S$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 232 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
- Zhenghua Primary School · 353 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 360 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Beacon Primary School · 734 m · no 2025 Phase 2C ballot
1 to 2 km
- Greenridge Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady Queen of Peace (girls) · 1,134 m · no 2025 Phase 2C ballot
- West View Primary School · 1,495 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,510 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 232 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$560,000 | S$5,437 psm |
| Jan 2026 | Blk 232 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$450,000 | S$6,164 psm |
| Nov 2025 | Blk 232 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 73 sqm | S$400,000 | S$5,479 psm |
| Sept 2025 | Blk 232 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 73 sqm | S$418,000 | S$5,726 psm |
| May 2025 | Blk 232 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 73 sqm | S$416,000 | S$5,699 psm |
| Aug 2024 | Blk 232 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Nov 2023 | Blk 232 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$515,000 | S$5,000 psm |
| Apr 2022 | Blk 232 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 73 sqm | S$350,000 | S$4,795 psm |
| Jan 2022 | Blk 232 · 3 ROOM · 01 TO 03 · Model A · 65 years left | 73 sqm | S$339,000 | S$4,644 psm |
| Oct 2021 | Blk 232 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 103 sqm | S$420,000 | S$4,078 psm |
Showing 10 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 232 · 3 ROOM | S$2,750 | — |
| Aug 2026 | Blk 232 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 232 · 4 ROOM | S$2,700 | — |
| Mar 2026 | Blk 232 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 232 · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 232 · 3 ROOM | S$2,550 | — |
| Jul 2024 | Blk 232 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 232 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 232 · 4 ROOM | S$2,700 | — |
| Apr 2024 | Blk 232 · 3 ROOM | S$2,200 | — |
| Apr 2024 | Blk 232 · 3 ROOM | S$1,200 | — |
| Dec 2023 | Blk 232 · 3 ROOM | S$2,450 | — |
| Oct 2023 | Blk 232 · 3 ROOM | S$1,850 | — |
| Jul 2023 | Blk 232 · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 232 · 3 ROOM | S$1,750 | — |
| Jun 2022 | Blk 232 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 232 · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 232 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 232 · 3 ROOM | S$1,450 | — |
| Mar 2022 | Blk 232 · 3 ROOM | S$2,100 | — |
| Jan 2022 | Blk 232 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 232 · 3 ROOM | S$1,200 | — |
| Aug 2021 | Blk 232 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 232 · 3 ROOM | S$1,650 | — |
| Jul 2021 | Blk 232 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 232 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 232 · 3 ROOM | S$1,550 | — |
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 59 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 | 54 years | S$424,646 | S$468,844 | S$507,767 | S$516,647 |
| 10 years | 49 years | S$403,256 | S$491,567 | S$576,573 | S$596,917 |
| 20 years | 39 years | S$354,505 | S$526,776 | S$724,720 | S$776,764 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.