Blk 228 Pending Rd
PENDING RD · BUKIT PANJANG · Singapore 670228 · D23
Median PSF · 12m
S$523
Median price · 12m
S$850K
Latest sale
S$850K
Feb 2026
1-year change
-0.8%
Sales · 12m
1
69 all time
Gross yield
5.36%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +50.1%
- Annualised
- +26.1%
- Transactions
- 7
- 1 year
- -0.8%
- 3 years p.a.
- —
- 5 years p.a.
- +6.5%
- Median size
- 1,550 sqft
Against the neighbourhood
How it compares within D23
Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 228 Pending Rd | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$523 | S$564 | -7.3% |
| Median price | S$850K | S$600K | +41.7% |
| Gross rental yield | 5.36% | 6.36% | -1.0 pts |
| 1-year price change | -0.8% | +1.0% | -1.8 pts |
This development trades about 7% below the D23 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,700
Contracts · 12m
1
Implied annual rent
S$44K
Gross yield
5.36%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 1 | S$3,700 |
Investment analysis
Investment score 38 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
38/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Locationweight 15%80
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pending LRT at 110 m.
- Valuationweight 22%64
How its median price per square foot compares with its own district.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%21
Gross yield against every other development in its segment.
- Price momentumweight 18%7
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Pending LRT110 m
- Petir LRT530 m
- Bangkit LRT530 m
- Cashew MRT1.0 km
Schools within 2 km
- Bukit Panjang Primary Schoolprimary260 m
- Zhenghua Primary Schoolprimary500 m
- Assumption English Schoolsecondary (s1-s5)770 m
- Greenridge Secondary Schoolsecondary (s1-s5)770 m
- Assumption Pathway Schoolsecondary (s1-s4)840 m
- Beacon Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | S$850,000 | 1,625 sqft | S$523 | 04 TO 06 | 61 yr 1 mo |
| Jul 2025 | EXECUTIVE | S$840,000 | 1,550 sqft | S$542 | 10 TO 12 | 61 yr 7 mo |
| Apr 2025 | EXECUTIVE | S$805,000 | 1,572 sqft | S$512 | 01 TO 03 | 61 yr 11 mo |
| Jan 2024 | EXECUTIVE | S$818,000 | 1,550 sqft | S$528 | 07 TO 09 | 63 yr 2 mo |
| Dec 2023 | EXECUTIVE | S$828,000 | 1,550 sqft | S$534 | 07 TO 09 | 63 yr 3 mo |
| Apr 2021 | EXECUTIVE | S$650,000 | 1,572 sqft | S$414 | 07 TO 09 | 65 yr 11 mo |
| Jan 2021 | EXECUTIVE | S$540,000 | 1,550 sqft | S$348 | 04 TO 06 | 66 yr 1 mo |
| Jul 2020 | EXECUTIVE | S$540,000 | 1,550 sqft | S$348 | 04 TO 06 | 66 yr 8 mo |
| Jul 2020 | EXECUTIVE | S$536,000 | 1,550 sqft | S$346 | 07 TO 09 | 66 yr 7 mo |
| Jan 2020 | EXECUTIVE | S$580,000 | 1,550 sqft | S$374 | 10 TO 12 | 67 yr 1 mo |
| May 2019 | EXECUTIVE | S$532,000 | 1,550 sqft | S$343 | 04 TO 06 | 67 yr 10 mo |
| Aug 2018 | EXECUTIVE | S$580,000 | 1,572 sqft | S$369 | 10 TO 12 | 68 yr 7 mo |
| Apr 2018 | EXECUTIVE | S$580,000 | 1,572 sqft | S$369 | 04 TO 06 | 68 yr 10 mo |
| Mar 2018 | EXECUTIVE | S$470,000 | 1,550 sqft | S$303 | 01 TO 03 | 68 yr 11 mo |
| Jan 2017 | EXECUTIVE | S$565,000 | 1,625 sqft | S$348 | 04 TO 06 | 70 yr 1 mo |
| Oct 2015 | EXECUTIVE | S$545,000 | 1,572 sqft | S$347 | 04 TO 06 | 71 yrs |
| May 2014 | EXECUTIVE | S$600,000 | 1,550 sqft | S$387 | 13 TO 15 | 72 yr 8 mo |
| May 2014 | EXECUTIVE | S$560,000 | 1,625 sqft | S$345 | 01 TO 03 | 72 yr 8 mo |
| Nov 2012 | EXECUTIVE | S$608,000 | 1,625 sqft | S$374 | 01 TO 03 | 74 yr 2 mo |
| Jan 2012 | EXECUTIVE | S$608,888 | 1,572 sqft | S$387 | 04 TO 06 | 75 yrs |
| Nov 2010 | EXECUTIVE | S$485,000 | 1,550 sqft | S$313 | 07 TO 09 | 76 yr 2 mo |
| Jul 2010 | EXECUTIVE | S$445,000 | 1,625 sqft | S$274 | 01 TO 03 | 76 yr 6 mo |
| Oct 2009 | EXECUTIVE | S$392,000 | 1,625 sqft | S$241 | 01 TO 03 | 77 yr 3 mo |
| Aug 2007 | EXECUTIVE | S$325,000 | 1,572 sqft | S$207 | 10 TO 12 | 79 yr 5 mo |
| Jun 2006 | EXECUTIVE | S$312,000 | 1,572 sqft | S$199 | 04 TO 06 | 80 yr 7 mo |
| Jun 2006 | EXECUTIVE | S$282,000 | 1,625 sqft | S$174 | 01 TO 03 | 80 yr 7 mo |
| Sep 2003 | EXECUTIVE | S$349,500 | 1,572 sqft | S$222 | 04 TO 06 | 83 yr 4 mo |
| Feb 2002 | EXECUTIVE | S$372,000 | 1,572 sqft | S$237 | 10 TO 12 | 84 yr 11 mo |
| Sep 2001 | EXECUTIVE | S$375,000 | 1,572 sqft | S$239 | 07 TO 09 | 85 yr 4 mo |
| Apr 2001 | EXECUTIVE | S$380,000 | 1,550 sqft | S$245 | 04 TO 06 | 85 yr 9 mo |
| Sep 2000 | EXECUTIVE | S$412,000 | 1,572 sqft | S$262 | 10 TO 12 | 86 yr 4 mo |
| Aug 2000 | EXECUTIVE | S$390,000 | 1,550 sqft | S$252 | 01 TO 03 | 86 yr 5 mo |
| Jul 2000 | EXECUTIVE | S$418,000 | 1,572 sqft | S$266 | 10 TO 12 | 86 yr 6 mo |
| Apr 2000 | EXECUTIVE | S$446,000 | 1,625 sqft | S$274 | 10 TO 12 | 86 yr 9 mo |
| Aug 1999 | EXECUTIVE | S$360,000 | 1,572 sqft | S$229 | 01 TO 03 | 87 yr 5 mo |
| Jul 1999 | EXECUTIVE | S$400,000 | 1,572 sqft | S$255 | 07 TO 09 | 87 yr 6 mo |
| Jun 1999 | EXECUTIVE | S$385,000 | 1,572 sqft | S$245 | 04 TO 06 | 87 yr 7 mo |
| Apr 1999 | EXECUTIVE | S$402,000 | 1,625 sqft | S$247 | 10 TO 12 | 87 yr 9 mo |
| Mar 1999 | EXECUTIVE | S$393,000 | 1,625 sqft | S$242 | 04 TO 06 | 87 yr 10 mo |
| Jan 1999 | EXECUTIVE | S$423,000 | 1,550 sqft | S$273 | 07 TO 09 | 88 yrs |
Showing the 40 most recent of 69 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 227 Pending Rd
S$518
+3.2%2 sales5.8% yield
Blk 229 Pending Rd
S$554
+0.8%4 sales6.8% yield
Blk 129 Pending Rd
S$550
+0.6%1 sales4.2% yield
Blk 131 Cashew Rd
S$546
+0.2%2 sales7.0% yield
Blk 133A Cashew Rd
S$519
-0.8%1 sales
Blk 132 Cashew Rd
S$537
-1.8%2 sales7.0% yield
Blk 139 Petir Rd
S$541
+2.4%1 sales7.5% yield
Blk 128 Pending Rd
S$522
-6.3%1 sales7.1% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.