Blk 487 Admiralty Link
Project page · 99-year lease from 2010
Based on 25 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 492 | 19 TO 21 | 91 sqm | S$515,000 | S$5,659 psm | ×1.000 | S$5,659 psm |
| Sept 2026 | Blk 488 | 07 TO 09 | 96 sqm | S$580,000 | S$6,042 psm | ×1.000 | S$6,042 psm |
| Aug 2026 | Blk 486 | 01 TO 03 | 90 sqm | S$485,000 | S$5,389 psm | ×1.000 | S$5,389 psm |
| Aug 2026 | Blk 487 | 13 TO 15 | 94 sqm | S$550,000 | S$5,851 psm | ×1.000 | S$5,851 psm |
| Jul 2026 | Blk 489 | 13 TO 15 | 96 sqm | S$588,000 | S$6,125 psm | ×1.000 | S$6,125 psm |
| Jul 2026 | Blk 493 | 01 TO 03 | 90 sqm | S$510,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Jul 2026 | Blk 488 | 10 TO 12 | 94 sqm | S$568,888 | S$6,052 psm | ×1.000 | S$6,052 psm |
| Jul 2026 | Blk 492 | 16 TO 18 | 91 sqm | S$545,000 | S$5,989 psm | ×1.000 | S$5,989 psm |
| Jul 2026 | Blk 489 | 13 TO 15 | 94 sqm | S$570,000 | S$6,064 psm | ×1.000 | S$6,064 psm |
| Jul 2026 | Blk 488 | 16 TO 18 | 96 sqm | S$578,000 | S$6,021 psm | ×1.000 | S$6,021 psm |
| Jun 2026 | Blk 490 | 16 TO 18 | 94 sqm | S$578,000 | S$6,149 psm | ×1.000 | S$6,149 psm |
| Jun 2026 | Blk 482 | 04 TO 06 | 86 sqm | S$480,000 | S$5,581 psm | ×1.000 | S$5,581 psm |
| May 2026 | Blk 488 | 07 TO 09 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 psm |
| May 2026 | Blk 489 | 16 TO 18 | 96 sqm | S$605,000 | S$6,302 psm | ×1.000 | S$6,302 psm |
| Apr 2026 | Blk 485 | 13 TO 15 | 86 sqm | S$523,000 | S$6,081 psm | ×1.000 | S$6,081 psm |
| Apr 2026 | Blk 403 | 13 TO 15 | 90 sqm | S$528,000 | S$5,867 psm | ×1.000 | S$5,867 psm |
| Apr 2026 | Blk 489 | 07 TO 09 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 psm |
| Feb 2026 | Blk 489 | 16 TO 18 | 94 sqm | S$573,000 | S$6,096 psm | ×0.997 | S$6,078 psm |
| Dec 2025 | Blk 490 | 13 TO 15 | 94 sqm | S$585,000 | S$6,223 psm | ×0.996 | S$6,199 psm |
| Dec 2025 | Blk 491 | 10 TO 12 | 90 sqm | S$520,000 | S$5,778 psm | ×0.996 | S$5,755 psm |
| Dec 2025 | Blk 403 | 04 TO 06 | 90 sqm | S$493,000 | S$5,478 psm | ×0.996 | S$5,456 psm |
| Dec 2025 | Blk 403 | 10 TO 12 | 90 sqm | S$535,000 | S$5,944 psm | ×0.996 | S$5,921 psm |
| Dec 2025 | Blk 485 | 07 TO 09 | 85 sqm | S$525,000 | S$6,176 psm | ×0.996 | S$6,152 psm |
| Dec 2025 | Blk 482 | 13 TO 15 | 87 sqm | S$526,000 | S$6,046 psm | ×0.996 | S$6,022 psm |
| Nov 2025 | Blk 405 | 10 TO 12 | 90 sqm | S$542,000 | S$6,022 psm | ×0.996 | S$5,999 psm |
How accurate is this estimate for Admiralty Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Admiralty Link since.
- Median error
- 2.5%
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.
6.37% gross yield
S$36,000 of rent a year against the estimate above · 0.8 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 35 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 404 | 4 ROOM | S$3,800 |
| Sept 2026 | 482 | 4 ROOM | S$3,400 |
| Sept 2026 | 487 | 4 ROOM | S$3,250 |
| Sept 2026 | 402 | 4 ROOM | S$3,000 |
| Sept 2026 | 493 | 4 ROOM | S$3,000 |
| Sept 2026 | 489 | 4 ROOM | S$3,000 |
| Sept 2026 | 485 | 4 ROOM | S$3,000 |
| Sept 2026 | 405 | 4 ROOM | S$3,000 |
median of 35 HDB rental approvals for 4 ROOM on Admiralty Link since 2025-10.
Buying or selling at S$565,000?
Buying: Stamp duty on S$565,000 · Cash and CPF needed on S$565,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$565,000.
Each opens with this figure filled in; change anything there.
Primary schools near 487 Admiralty Link
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
- Endeavour Primary School · 118 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 211 m · no 2025 Phase 2C ballot
- Canberra Primary School · 424 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 691 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Sembawang Primary School · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 1,761 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 487 · 4 ROOM · 13 TO 15 · Model A · 83 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Jul 2025 | Blk 487 · 4 ROOM · 13 TO 15 · Model A · 84 years left | 96 sqm | S$575,000 | S$5,990 psm |
| Dec 2024 | Blk 487 · 4 ROOM · 07 TO 09 · Model A · 85 years left | 94 sqm | S$540,000 | S$5,745 psm |
| Nov 2024 | Blk 487 · 4 ROOM · 16 TO 18 · Model A · 85 years left | 96 sqm | S$560,000 | S$5,833 psm |
| Jun 2024 | Blk 487 · 4 ROOM · 04 TO 06 · Model A · 85 years left | 94 sqm | S$520,000 | S$5,532 psm |
| Dec 2023 | Blk 487 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 94 sqm | S$495,000 | S$5,266 psm |
| Oct 2023 | Blk 487 · 4 ROOM · 04 TO 06 · Model A · 86 years left | 96 sqm | S$505,888 | S$5,270 psm |
| Feb 2023 | Blk 487 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 96 sqm | S$495,000 | S$5,156 psm |
| Jan 2023 | Blk 487 · 4 ROOM · 10 TO 12 · Model A · 87 years left | 94 sqm | S$492,000 | S$5,234 psm |
| Jan 2023 | Blk 487 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 96 sqm | S$468,000 | S$4,875 psm |
| Apr 2022 | Blk 487 · 4 ROOM · 01 TO 03 · Model A · 87 years left | 94 sqm | S$440,000 | S$4,681 psm |
| Mar 2022 | Blk 487 · 4 ROOM · 16 TO 18 · Model A · 87 years left | 96 sqm | S$480,000 | S$5,000 psm |
| Feb 2022 | Blk 487 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 96 sqm | S$460,088 | S$4,793 psm |
Showing 13 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 487 · 4 ROOM | S$3,250 | — |
| Feb 2026 | Blk 487 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 487 · 4 ROOM | S$3,250 | — |
| Aug 2025 | Blk 487 · 4 ROOM | S$3,250 | — |
| Aug 2025 | Blk 487 · 4 ROOM | S$1,700 | — |
| May 2025 | Blk 487 · 4 ROOM | S$2,350 | — |
| Jul 2024 | Blk 487 · 4 ROOM | S$3,250 | — |
| Mar 2024 | Blk 487 · 4 ROOM | S$2,500 | — |
| Jan 2024 | Blk 487 · 4 ROOM | S$2,600 | — |
| Sept 2023 | Blk 487 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 487 · 4 ROOM | S$3,450 | — |
| Jul 2022 | Blk 487 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 487 · 4 ROOM | S$1,950 | — |
| Mar 2022 | Blk 487 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 487 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 487 · 4 ROOM | S$1,800 | — |
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 82 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 | 77 years | S$528,086 | S$583,050 | S$631,454 | S$642,498 |
| 10 years | 72 years | S$498,380 | S$607,523 | S$712,582 | S$737,725 |
| 20 years | 62 years | S$463,172 | S$688,250 | S$946,871 | S$1,014,868 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.