Blk 448 Bt Panjang Ring Rd
Project page · 99-year lease from 1997
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 448 | 01 TO 03 | 101 sqm | S$516,800 | S$5,117 psm | ×1.000 | S$5,117 psm |
| Jun 2026 | Blk 448 | 04 TO 06 | 102 sqm | S$525,000 | S$5,147 psm | ×1.000 | S$5,147 psm |
| Jun 2026 | Blk 448 | 07 TO 09 | 101 sqm | S$528,000 | S$5,228 psm | ×1.000 | S$5,228 psm |
How accurate is this estimate for Bt Panjang Ring Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 71 sales in Bt Panjang Ring Rd since.
- Median error
- 3.5%
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.
6.93% gross yield
S$36,000 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 51 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 | 620 | 4 ROOM | S$3,150 |
| Sept 2026 | 615 | 4 ROOM | S$3,000 |
| Sept 2026 | 615 | 4 ROOM | S$2,900 |
| Sept 2026 | 236 | 4 ROOM | S$2,700 |
| Aug 2026 | 611 | 4 ROOM | S$3,200 |
| Aug 2026 | 244 | 4 ROOM | S$3,000 |
| Aug 2026 | 435 | 4 ROOM | S$3,000 |
| Jul 2026 | 259 | 4 ROOM | S$3,500 |
median of 51 HDB rental approvals for 4 ROOM on Bt Panjang Ring Rd since 2025-10.
Buying or selling at S$519,853?
Buying: Stamp duty on S$519,853 · Cash and CPF needed on S$519,853 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$519,853.
Each opens with this figure filled in; change anything there.
Primary schools near 448 Bt Panjang Ring 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
- Beacon Primary School · 124 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 432 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 456 m · no 2025 Phase 2C ballot
- West Spring Primary School · 827 m · no 2025 Phase 2C ballot
1 to 2 km
- Bukit Panjang Primary School · 1,084 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- West View Primary School · 1,256 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,891 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 1,955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 448 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 101 sqm | S$516,800 | S$5,117 psm |
| Jun 2026 | Blk 448 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 101 sqm | S$528,000 | S$5,228 psm |
| Jun 2026 | Blk 448 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 102 sqm | S$525,000 | S$5,147 psm |
| Mar 2026 | Blk 448 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 119 sqm | S$668,000 | S$5,613 psm |
| Mar 2026 | Blk 448 · 4 ROOM · 04 TO 06 · Model A · 70 years left excluded: outlier | 101 sqm | S$508,000 | S$5,030 psm |
| Jan 2026 | Blk 448 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 120 sqm | S$668,000 | S$5,567 psm |
| Feb 2025 | Blk 448 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 120 sqm | S$618,000 | S$5,150 psm |
| Oct 2024 | Blk 448 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 101 sqm | S$533,000 | S$5,277 psm |
| Jun 2024 | Blk 448 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 120 sqm | S$565,000 | S$4,708 psm |
| May 2024 | Blk 448 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 121 sqm | S$612,000 | S$5,058 psm |
| Apr 2024 | Blk 448 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 120 sqm | S$640,000 | S$5,333 psm |
Showing 11 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 448 · 4 ROOM | S$3,000 | — |
| Jul 2026 | Blk 448 · 5 ROOM | S$3,000 | — |
| Nov 2025 | Blk 448 · 4 ROOM | S$2,900 | — |
| Sept 2025 | Blk 448 · 5 ROOM | S$3,000 | — |
| May 2025 | Blk 448 · 5 ROOM | S$3,000 | — |
| Nov 2024 | Blk 448 · 5 ROOM | S$3,000 | — |
| Oct 2024 | Blk 448 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 448 · 5 ROOM | S$3,200 | — |
| Sept 2023 | Blk 448 · 4 ROOM | S$2,800 | — |
| Jun 2023 | Blk 448 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 448 · 5 ROOM | S$2,000 | — |
| Feb 2023 | Blk 448 · 5 ROOM | S$2,800 | — |
| Nov 2022 | Blk 448 · 4 ROOM | S$2,800 | — |
| Jun 2022 | Blk 448 · 5 ROOM | S$2,800 | — |
| Dec 2021 | Blk 448 · 5 ROOM | S$2,600 | — |
| Sept 2021 | Blk 448 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 448 · 5 ROOM | S$2,500 | — |
| May 2021 | Blk 448 · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 448 · 5 ROOM | S$2,000 | — |
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 69 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 | 64 years | S$503,622 | S$556,040 | S$602,202 | S$612,733 |
| 10 years | 59 years | S$485,892 | S$592,300 | S$694,727 | S$719,239 |
| 20 years | 49 years | S$440,467 | S$654,511 | S$900,453 | S$965,117 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.