Blk 488 Admiralty Link
Project page · 99-year lease from 2010
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 488 | 07 TO 09 | 96 sqm | S$580,000 | S$6,042 psm | ×1.000 | S$6,042 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 488 | 16 TO 18 | 96 sqm | S$578,000 | S$6,021 psm | ×1.000 | S$6,021 psm |
| May 2026 | Blk 488 | 07 TO 09 | 94 sqm | S$565,000 | S$6,011 psm | ×1.000 | S$6,011 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.
6.35% gross yield
S$36,000 of rent a year against the estimate above · 0.78 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$566,938?
Buying: Stamp duty on S$566,938 · Cash and CPF needed on S$566,938 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$566,938.
Each opens with this figure filled in; change anything there.
Primary schools near 488 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 · 64 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 260 m · no 2025 Phase 2C ballot
- Canberra Primary School · 383 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 645 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Sembawang Primary School · 1,134 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Riverside Primary School · 1,767 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 83 years left | 96 sqm | S$580,000 | S$6,042 psm |
| Jul 2026 | Blk 488 · 4 ROOM · 16 TO 18 · Model A · 83 years left | 96 sqm | S$578,000 | S$6,021 psm |
| Jul 2026 | Blk 488 · 4 ROOM · 10 TO 12 · Model A · 83 years left | 94 sqm | S$568,888 | S$6,052 psm |
| May 2026 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 83 years left | 94 sqm | S$565,000 | S$6,011 psm |
| Oct 2024 | Blk 488 · 4 ROOM · 16 TO 18 · Model A · 85 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Aug 2024 | Blk 488 · 4 ROOM · 16 TO 18 · Model A · 85 years left | 96 sqm | S$580,000 | S$6,042 psm |
| Jan 2024 | Blk 488 · 4 ROOM · 13 TO 15 · Model A · 86 years left | 94 sqm | S$495,000 | S$5,266 psm |
| Dec 2023 | Blk 488 · 4 ROOM · 01 TO 03 · Model A · 86 years left | 96 sqm | S$482,000 | S$5,021 psm |
| Aug 2023 | Blk 488 · 4 ROOM · 13 TO 15 · Model A · 86 years left | 96 sqm | S$500,000 | S$5,208 psm |
| Mar 2023 | Blk 488 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 94 sqm | S$465,000 | S$4,947 psm |
| Feb 2023 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$505,000 | S$5,372 psm |
| Dec 2022 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 96 sqm | S$470,000 | S$4,896 psm |
| Aug 2022 | Blk 488 · 4 ROOM · 04 TO 06 · Model A · 87 years left | 94 sqm | S$458,000 | S$4,872 psm |
| May 2022 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$468,000 | S$4,979 psm |
| Mar 2022 | Blk 488 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 96 sqm | S$480,000 | S$5,000 psm |
Showing 15 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 488 · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 488 · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 488 · 4 ROOM | S$3,100 | — |
| Mar 2024 | Blk 488 · 4 ROOM | S$3,200 | — |
| Jan 2024 | Blk 488 · 4 ROOM | S$3,450 | — |
| Aug 2023 | Blk 488 · 4 ROOM | S$3,500 | — |
| Dec 2022 | Blk 488 · 4 ROOM | S$3,100 | — |
| Sept 2022 | Blk 488 · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 488 · 4 ROOM | S$2,100 | — |
| Jan 2022 | Blk 488 · 4 ROOM | S$2,600 | — |
| Jan 2022 | Blk 488 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 488 · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 488 · 4 ROOM | S$1,850 | — |
| Jan 2021 | Blk 488 · 4 ROOM | S$2,100 | — |
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$529,897 | S$585,049 | S$633,620 | S$644,701 |
| 10 years | 72 years | S$500,089 | S$609,606 | S$715,026 | S$740,254 |
| 20 years | 62 years | S$464,761 | S$690,610 | S$950,118 | S$1,018,348 |
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.