How Much Is a Flat at Block 404 Pandan Gdns Worth?

5 Room · Built 1979 · 52 years remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$520,000

2026-05 · 5 Room

Median $/sqm

$3,461

Based on 20 txns

Total Txns

20

Since data available

5-Yr Trend

▲32.9%

vs 5 years ago

What Will You Actually Walk Away With?

Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.

Flat Type

Storey Band (closest to your floor)

How did you buy?

What are you thinking of buying next?

Market Demand

📊 Moderate activity — a specialist agent can position your flat to the right buyer.

Based on recent sales data · Updates monthly

Sold at this block (6mo)

3 flats ⚡

AVG. DAYS TO OFFER

~60 days

Transaction density proxy

BUYER DEMAND

4.9 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

Sell Now
0 yrs 52 years left 99 yrs

Key threshold: 60 years

Buyer financing is already restricted

Your block has 52 years of lease left. Buyers already face CPF usage limits and lower loan quantum when purchasing. This means fewer buyers qualify, and those who do will negotiate harder. Selling sooner gives you a larger buyer pool and a stronger sale price.

A specialist agent can target the right buyers and negotiate the best possible outcome for you.

Transaction History 20 total

Date Floor Type sqm Price $/sqm
2026-05 04 TO 06 5 Room 104 $520,000 $5,000
2026-03 04 TO 06 5 Room 104 $460,000 $4,423
2025-12 04 TO 06 5 Room 104 $510,000 $4,904
2022-09 04 TO 06 5 Room 114 $470,000 $4,123
2022-07 10 TO 12 5 Room 104 $415,000 $3,990
2022-01 13 TO 15 5 Room 129 $480,000 $3,721
2021-03 07 TO 09 5 Room 104 $370,000 $3,558
2021-02 13 TO 15 5 Room 104 $382,000 $3,673
2020-07 04 TO 06 5 Room 104 $310,000 $2,981
2019-05 01 TO 03 5 Room 114 $328,888 $2,885
2018-11 10 TO 12 5 Room 104 $355,000 $3,413
2018-10 10 TO 12 5 Room 114 $360,000 $3,158
2018-09 13 TO 15 5 Room 104 $335,000 $3,221
2018-06 10 TO 12 5 Room 104 $345,000 $3,317
2018-01 04 TO 06 5 Room 104 $365,000 $3,510
2017-12 04 TO 06 5 Room 114 $365,000 $3,202
2017-11 04 TO 06 5 Room 104 $355,000 $3,413
2017-11 07 TO 09 5 Room 114 $375,000 $3,289
2017-08 13 TO 15 5 Room 104 $350,000 $3,365
2017-07 04 TO 06 5 Room 114 $400,000 $3,509
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About Block 404 Pandan Gdns

Flats at Block 404 Pandan Gdns have been selling at a median of $4,776/sqm, mainly 5-room flats at $496,667 median, with 3 transactions recorded.

The block is a 10-minute walk from the nearest MRT and is near Teban Gardens Road Blk 37A (Teban Gardens Market and Food Centre) hawker centre (793m, 10 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 404 Pandan Gdns?

Facilities and transport within a 15-minute walk. Walking times are route-based.

Hawker Centres

Teban Gardens Road Blk 37A (Teban Gardens Market and Food Centre) 793m · 10 min

Parks

PANDAN RESERVOIR FITNESS CORNER 355m · 5 min

Community Facilities

Ayer Rajah CC 256m · 4 min

Other Blocks on Pandan Gdns

Block 403 Pandan Gdns Block 405 Pandan Gdns Block 406 Pandan Gdns

Frequently Asked Questions

How much is a flat at Block 404 Pandan Gdns?

Based on 20 recorded transactions, the median resale price is $510,000. The most recent sale was $520,000 in 2026-05.

Median by flat type (last 24 months)

Flat Type Most Recent Median
5 Room $510,000

What is my flat worth at Block 404?

The overall median resale price at Block 404 Pandan Gdns is $510,000. Prices have risen 32.9% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 404?

Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 404 prices.

What is CPF accrued interest and why does it reduce my sale proceeds?

When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.

How active is the resale market at Block 404?

Block 404 has recorded 20 resale transactions — roughly 0.8 sales per month over the past 24 months. The latest transaction closed in 2026-05.

What flat types are available at Block 404?

Block 404 Pandan Gdns has 5 Room units.

How much can I unlock to upgrade if I sell my HDB at Block 404?

Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.

What is the remaining lease for Block 404?

Block 404 was built in 1979 with a 99-year lease. It has approximately 52 years remaining.

Does Block 404's remaining lease affect its resale value?

At 52 years remaining, CPF eligibility is increasingly age-dependent. Many buyers in their 30s and 40s face CPF pro-ration, reducing their effective purchasing power. Shorter bank loan tenures also raise monthly repayments for the same loan amount. Both effects narrow your buyer pool and tend to put downward pressure on price — selling sooner is worth considering.

When can I sell my flat at Block 404 Pandan Gdns?

Flats at Block 404 Pandan Gdns have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.

How long does it take to sell an HDB flat?

The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.

Can I sell my HDB flat without an agent?

Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.

What are the costs of selling an HDB flat?

Typical costs for a seller:

Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $510,000 excl. levy $10,780 to $12,280