412 Pasir Ris Drive 6 510412, Pasir Ris Drive, East Region, Singapore
$798,000
== NO EXTENSION FAST PROCESS!!! == RARE 4 BEDS 2 BATH with DINING & STOREROOM (DIRECT LIFT LANDING!!) ️ Pasir Ris MRT 5 Mins! ️ ️ White Sands Mall 5 Mins! ️ ️ Downtown East 5 Mins! ️ ️ Pasir Ris Mall 5 Mins! ️ Pasir Ris MRT 5 Minutes (Upcoming) Pasir Ris East MRT 5 Minutes White Sands Mall 5 Minutes Downtown East 5 Minutes Pasir Ris Mall 5 Minutes SERENE BRIGHT facing, GREENERY VIEW GOOD NATURAL LIGHT IDEAL facing (No Afternoon Sun!) CORNER unit for ENHANCED PRIVACY 4 PROPER, GOOD SIZE Bedrooms ADDITIONAL Living Room SPACE ADDITIONAL Kitchen Area SPACE ADDITIONAL Dining Room SPACE ADDITIONAL 4 Bedrooms SPACE ADDITIONAL 2 Bathrooms SPACE ADDITIONAL Storeroom SPACE BIG VERY SPACIOUS unit INTERIOR DESIGNER’S HAVEN NEAR Shopping, Food and MANY Schools ️== Nearby Transport == Pasir Ris MRT 5-6mins (Upcoming) Pasir Ris East MRT 5 Minutes Many Various Buses ️== Nearby Amenities == Pasir Ris Dr 6 Shopping and Market 5 Minutes White Sands Mall 5 Minutes Downtown East 5 Minutes Pasir Ris Mall 5 Minutes Pasir Ris Interchange 7-8mins Pasir Ris Polyclinic 5mins Pasir Ris CC 5mins Pasir Ris Park 7-8mins Pasir Ris Town Park 7-8mins ️== Nearby Schools == Casuarina Primary 0.16 km Pasir Ris Crest Secondary 0.26 km Hai Sing Catholic School 0.30 km Pasir Ris Primary School 0.60 km Greenview Secondary School 0.76 km Loyang Secondary School 0.81 km White Sands Primary School 0.99 km Meridian Secondary School 1.18 km Elias Park Primary School 1.39 km Dunman Secondary School 1.48 km Tampines North Primary School 1.78 km Overseas Family School Singapore 1.89 km East View Secondary School 15mins Gongshang Primary School 15-20mins Park View Primary 15mins East Spring Secondary 10-12mins Loyang View Secondary 7-8mins Ngee Ann Secondary 12-13mins East Spring Primary 12-13mins The Japanese Primary 15mins East View Secondary 15mins Pasir Ris Secondary 10-15mins Chongzheng Primary 10-15mins And Many More…
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$676,380
S$515 psf
Asking Price
S$798,000
S$608 psf
vs Market
+18.0%
vs Last Done
+6.7%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Pasir Ris
645m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$570
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$515
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 412 PASIR RIS DR 6 Floor 13 TO 15 | 1,313sqft | S$748,800 | ▲S$570 +10.7% vs FV | 99yr from 1989 |
Jan 2026 | Blk 412 PASIR RIS DR 6 Floor 13 TO 15 | 1,313sqft | S$748,800 | ▲S$570 +10.7% vs FV | 99yr from 1989 |
Blk 412 PASIR RIS DR 6
Jan 2026 · Floor 13 TO 15
+10.7% vs FV
Blk 412 PASIR RIS DR 6
Jan 2026 · Floor 13 TO 15
+10.7% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Pasir Ris, with a remaining lease of 62 years, stands at an estimated value of $676,380, translating to $515 per square foot. This valuation is notably above the market baseline by 18%, signifying an opportunity that may reflect unique demand factors or particular appeal in the local market. However, it is essential to approach this estimate with caution, as the model confidence is rated low, primarily due to the limited dataset derived from only one recent HDB resale transaction in the vicinity.
This disparity in valuation presents a complex picture of the Pasir Ris HDB market. The above-market pricing may indicate a potential premium for the property, possibly driven by factors such as strategic location, proximity to amenities, or community desirability. Nevertheless, the low confidence level suggests that prospective buyers should conduct thorough due diligence, considering the potential for price adjustments in the current market climate. Understanding the dynamics of HDB lease tenure is crucial, as remaining lease length can significantly influence buyer sentiment and future resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.