102 Pasir Ris Street 12 510102, Pasir Ris Drive, East Region, Singapore
$699,999
Spacious 5-Room Flat | 1,313 sqft | Move-In Condition This spacious 5-room flat in Pasir Ris offers a comfortable and practical layout with plenty of room for the whole family. With 1,313 sqft of space, the home currently has 3 bedrooms and 2 bathrooms. One bedroom was opened up to create a much larger living area, giving the home a bright and spacious feel. If needed, the layout can easily be converted back to 4 bedrooms. The living space is well planned with proper living, dining, and reading areas, making it great for both relaxing and hosting guests. The toilets have been renovated, and the unit is kept in very good move-in condition. In the bedrooms, most fittings are movable instead of built-in, giving the next owner flexibility to renovate or redesign the space according to their own style. Highlights • Spacious 1,313 sqft 5-room flat • Currently 3 bedrooms, 2 bathrooms • Can convert back to 4 bedrooms • Large living room created by opening up one bedroom • Proper living, dining, and reading area • Renovated bathrooms • Minimal built-ins in bedrooms – flexible for renovation • Move-in condition, very well maintained A great option for buyers looking for space, flexibility, and a comfortable home in Pasir Ris. Contact us to arrange a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$607,989
S$463 psf
Asking Price
S$699,999
S$533 psf
vs Market
+15.1%
vs Last Done
-2.7%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Pasir Ris
1155m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$531
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$463
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 102 PASIR RIS ST 12 Floor 04 TO 06 | 1,378sqft | S$755,000 | ▲S$548 +18.4% vs FV | 99yr from 1988 |
Oct 2025 | Blk 102 PASIR RIS ST 12 Floor 04 TO 06 | 1,378sqft | S$755,000 | ▲S$548 +18.4% vs FV | 99yr from 1988 |
Jan 2025 | Blk 102 PASIR RIS ST 12 Floor 01 TO 03 | 1,313sqft | S$670,000 | ▲S$510 +10.2% vs FV | 99yr from 1988 |
Apr 2024 | Blk 102 PASIR RIS ST 12 Floor 13 TO 15 | 1,313sqft | S$703,800 | ▲S$536 +15.8% vs FV | 99yr from 1988 |
Blk 102 PASIR RIS ST 12
Oct 2025 · Floor 04 TO 06
+18.4% vs FV
Blk 102 PASIR RIS ST 12
Oct 2025 · Floor 04 TO 06
+18.4% vs FV
Blk 102 PASIR RIS ST 12
Jan 2025 · Floor 01 TO 03
+10.2% vs FV
Blk 102 PASIR RIS ST 12
Apr 2024 · Floor 13 TO 15
+15.8% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Pasir Ris, with a remaining lease of 61 years, stands at an estimated value of $607,989, translating to a price per square foot (PSF) of $463. This assessment indicates a market signal that is above the baseline by 15.1%, suggesting a premium valuation relative to comparable properties in the vicinity. Such a discrepancy may reflect unique attributes of the property or heightened demand in this particular micro-market.
However, it is crucial to approach this valuation with caution, as the model confidence is rated low. This low confidence is derived from the analysis of only three recent HDB resale transactions in the area, which may not provide a comprehensive representation of market conditions. Given the remaining lease of 61 years, prospective buyers should consider the implications of lease decay and how it might affect future resale value. The Pasir Ris area has seen fluctuations in market sentiment, and while current demand appears to support a higher valuation, the longevity of this trend remains uncertain.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.