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HDB · 520509

Blk 509 Tampines Ctrl 1

Project page · 99-year lease from 1989

Indicative value range
S$694,313 – S$752,800
Indicative mid S$723,864 · S$5,982 psm

Based on 106 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 412 · 143 m10 TO 12138 sqmS$800,000S$5,797 psm×1.000S$5,797 psm
Oct 2026Blk 126 · 888 m01 TO 03132 sqmS$700,000S$5,303 psm×1.000S$5,303 psm
Oct 2026Blk 162 · 790 m07 TO 09133 sqmS$820,000S$6,165 psm×1.000S$6,165 psm
Oct 2026Blk 496C · 857 m04 TO 06123 sqmS$735,000S$5,976 psm×1.000S$5,976 psm
Sept 2026Blk 254 · 571 m04 TO 06121 sqmS$685,000S$5,661 psm×1.000S$5,661 psm
Sept 2026Blk 268 · 571 m04 TO 06133 sqmS$770,000S$5,789 psm×1.000S$5,789 psm
Sept 2026Blk 254 · 571 m04 TO 06126 sqmS$730,000S$5,794 psm×1.000S$5,794 psm
Sept 2026Blk 268 · 571 m01 TO 03133 sqmS$780,000S$5,865 psm×1.000S$5,865 psm
Sept 2026Blk 257 · 571 m07 TO 09121 sqmS$672,000S$5,554 psm×1.000S$5,554 psm
Sept 2026Blk 257 · 571 m04 TO 06121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Sept 2026Blk 232 · 571 m10 TO 12121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
Sept 2026Blk 230 · 842 m07 TO 09121 sqmS$765,000S$6,322 psm×1.000S$6,322 psm
Sept 2026Blk 143 · 790 m01 TO 03134 sqmS$775,000S$5,784 psm×1.000S$5,784 psm
Sept 2026Blk 160 · 790 m10 TO 12121 sqmS$835,000S$6,901 psm×1.000S$6,901 psm
Aug 2026Blk 268 · 571 m01 TO 03133 sqmS$750,000S$5,639 psm×1.000S$5,639 psm
Aug 2026Blk 423 · 143 m01 TO 03122 sqmS$730,000S$5,984 psm×1.000S$5,984 psm
Aug 2026Blk 432 · 143 m10 TO 12122 sqmS$741,888S$6,081 psm×1.000S$6,081 psm
Aug 2026Blk 230C · 842 m01 TO 03127 sqmS$765,000S$6,024 psm×1.000S$6,024 psm
Aug 2026Blk 162 · 790 m04 TO 06133 sqmS$830,000S$6,241 psm×1.000S$6,241 psm
Aug 2026Blk 142 · 790 m04 TO 06133 sqmS$790,000S$5,940 psm×1.000S$5,940 psm
Aug 2026Blk 493D · 857 m10 TO 12122 sqmS$728,000S$5,967 psm×1.000S$5,967 psm
Jul 2026Blk 257 · 571 m07 TO 09126 sqmS$685,000S$5,437 psm×1.000S$5,437 psm
Jul 2026Blk 232 · 571 m07 TO 09121 sqmS$735,000S$6,074 psm×1.000S$6,074 psm
Jul 2026Blk 257 · 571 m07 TO 09121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Jul 2026Blk 232 · 571 m07 TO 09121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Jul 2026Blk 432 · 143 m07 TO 09122 sqmS$735,000S$6,025 psm×1.000S$6,025 psm
Jul 2026Blk 493C · 857 m10 TO 12124 sqmS$780,000S$6,290 psm×1.000S$6,290 psm
Jul 2026Blk 496C · 857 m10 TO 12125 sqmS$760,000S$6,080 psm×1.000S$6,080 psm
Jun 2026Blk 257 · 571 m07 TO 09121 sqmS$730,000S$6,033 psm×0.999S$6,024 psm
Jun 2026Blk 127 · 888 m07 TO 09133 sqmS$780,000S$5,865 psm×0.999S$5,856 psm
Jun 2026Blk 230 · 842 m07 TO 09121 sqmS$700,000S$5,785 psm×0.999S$5,777 psm
Jun 2026Blk 142 · 790 m01 TO 03133 sqmS$768,000S$5,774 psm×0.999S$5,766 psm
May 2026Blk 260 · 571 m07 TO 09133 sqmS$770,000S$5,789 psm×0.999S$5,781 psm
May 2026Blk 412 · 143 m10 TO 12123 sqmS$788,000S$6,407 psm×0.999S$6,397 psm
May 2026Blk 412 · 143 m04 TO 06138 sqmS$780,000S$5,652 psm×0.999S$5,644 psm
May 2026Blk 411 · 143 m10 TO 12138 sqmS$780,000S$5,652 psm×0.999S$5,644 psm
May 2026Blk 162 · 790 m04 TO 06133 sqmS$845,000S$6,353 psm×0.999S$6,344 psm
Apr 2026Blk 260 · 571 m04 TO 06133 sqmS$765,000S$5,752 psm×0.999S$5,743 psm
Apr 2026Blk 160 · 790 m07 TO 09124 sqmS$860,000S$6,935 psm×0.999S$6,925 psm
Apr 2026Blk 494C · 857 m07 TO 09123 sqmS$680,000S$5,528 psm×0.999S$5,520 psm
Apr 2026Blk 494C · 857 m10 TO 12125 sqmS$728,000S$5,824 psm×0.999S$5,815 psm
Mar 2026Blk 232 · 571 m10 TO 12123 sqmS$790,000S$6,423 psm×0.996S$6,394 psm
Mar 2026Blk 859 · 835 m07 TO 09122 sqmS$813,000S$6,664 psm×0.996S$6,634 psm
Mar 2026Blk 861 · 835 m04 TO 06122 sqmS$820,000S$6,721 psm×0.996S$6,692 psm
Mar 2026Blk 496B · 857 m07 TO 09123 sqmS$768,888S$6,251 psm×0.996S$6,223 psm
Feb 2026Blk 232 · 571 m07 TO 09125 sqmS$780,000S$6,240 psm×0.996S$6,212 psm
Feb 2026Blk 861 · 835 m13 TO 15122 sqmS$810,000S$6,639 psm×0.996S$6,610 psm
Feb 2026Blk 143 · 790 m04 TO 06133 sqmS$820,000S$6,165 psm×0.996S$6,138 psm
Jan 2026Blk 260 · 571 m04 TO 06133 sqmS$780,000S$5,865 psm×0.996S$5,839 psm
Jan 2026Blk 165 · 790 m10 TO 12134 sqmS$867,000S$6,470 psm×0.996S$6,442 psm
Jan 2026Blk 443 · 857 m07 TO 09122 sqmS$685,000S$5,615 psm×0.996S$5,590 psm
Dec 2025Blk 106 · 888 m07 TO 09133 sqmS$760,000S$5,714 psm×0.995S$5,683 psm
Dec 2025Blk 859A · 835 m07 TO 09122 sqmS$850,000S$6,967 psm×0.995S$6,930 psm
Dec 2025Blk 440 · 857 m04 TO 06122 sqmS$630,000S$5,164 psm×0.995S$5,136 psm
Nov 2025Blk 232 · 571 m01 TO 03121 sqmS$680,000S$5,620 psm×0.995S$5,589 psm
Nov 2025Blk 127 · 888 m04 TO 06132 sqmS$775,000S$5,871 psm×0.995S$5,839 psm
Oct 2025Blk 257 · 571 m01 TO 03121 sqmS$690,000S$5,702 psm×0.995S$5,672 psm
Oct 2025Blk 233 · 571 m04 TO 06121 sqmS$730,000S$6,033 psm×0.995S$6,000 psm
Oct 2025Blk 440 · 857 m07 TO 09122 sqmS$688,000S$5,639 psm×0.995S$5,609 psm
Sept 2025Blk 256 · 571 m10 TO 12121 sqmS$748,888S$6,189 psm×0.994S$6,153 psm
Sept 2025Blk 412 · 143 m04 TO 06138 sqmS$830,000S$6,014 psm×0.994S$5,979 psm
Sept 2025Blk 230 · 842 m01 TO 03121 sqmS$728,000S$6,017 psm×0.994S$5,981 psm
Sept 2025Blk 165 · 790 m07 TO 09133 sqmS$830,000S$6,241 psm×0.994S$6,204 psm
Sept 2025Blk 160 · 790 m01 TO 03121 sqmS$788,000S$6,512 psm×0.994S$6,474 psm
Sept 2025Blk 496B · 857 m10 TO 12126 sqmS$790,000S$6,270 psm×0.994S$6,233 psm
Aug 2025Blk 412 · 143 m04 TO 06123 sqmS$756,000S$6,146 psm×0.994S$6,110 psm
Aug 2025Blk 114 · 888 m10 TO 12133 sqmS$745,000S$5,602 psm×0.994S$5,569 psm
Jul 2025Blk 232 · 571 m04 TO 06123 sqmS$773,000S$6,285 psm×0.994S$6,248 psm
Jul 2025Blk 411 · 143 m10 TO 12123 sqmS$758,000S$6,163 psm×0.994S$6,126 psm
Jul 2025Blk 936 · 835 m07 TO 09122 sqmS$772,000S$6,328 psm×0.994S$6,291 psm
Jul 2025Blk 440 · 857 m01 TO 03122 sqmS$705,000S$5,779 psm×0.994S$5,745 psm
Jul 2025Blk 496B · 857 m01 TO 03121 sqmS$715,000S$5,909 psm×0.994S$5,874 psm
Jul 2025Blk 496B · 857 m10 TO 12126 sqmS$775,000S$6,151 psm×0.994S$6,115 psm
Jul 2025Blk 496C · 857 m04 TO 06121 sqmS$755,000S$6,240 psm×0.994S$6,203 psm
Jun 2025Blk 233 · 571 m01 TO 03121 sqmS$703,888S$5,817 psm×0.998S$5,806 psm
Jun 2025Blk 477 · 857 m01 TO 03132 sqmS$745,000S$5,644 psm×0.998S$5,633 psm
Jun 2025Blk 50101 TO 03121 sqmS$800,000S$6,612 psm×0.998S$6,599 psm
May 2025Blk 233 · 571 m01 TO 03121 sqmS$688,000S$5,686 psm×0.998S$5,675 psm
May 2025Blk 432 · 143 m10 TO 12122 sqmS$748,000S$6,131 psm×0.998S$6,119 psm
May 2025Blk 411 · 143 m01 TO 03138 sqmS$750,000S$5,435 psm×0.998S$5,424 psm
May 2025Blk 126 · 888 m07 TO 09134 sqmS$760,000S$5,672 psm×0.998S$5,660 psm
May 2025Blk 936 · 835 m10 TO 12122 sqmS$788,000S$6,459 psm×0.998S$6,446 psm
May 2025Blk 939 · 835 m10 TO 12122 sqmS$808,000S$6,623 psm×0.998S$6,610 psm
Apr 2025Blk 257 · 571 m07 TO 09121 sqmS$720,000S$5,950 psm×0.998S$5,939 psm
Apr 2025Blk 401 · 143 m10 TO 12123 sqmS$830,000S$6,748 psm×0.998S$6,735 psm
Apr 2025Blk 432 · 143 m04 TO 06122 sqmS$742,888S$6,089 psm×0.998S$6,077 psm
Apr 2025Blk 432 · 143 m10 TO 12122 sqmS$750,000S$6,148 psm×0.998S$6,135 psm
Apr 2025Blk 114 · 888 m10 TO 12133 sqmS$750,000S$5,639 psm×0.998S$5,628 psm
Apr 2025Blk 165 · 790 m10 TO 12134 sqmS$885,000S$6,604 psm×0.998S$6,591 psm
Apr 2025Blk 165 · 790 m10 TO 12133 sqmS$860,000S$6,466 psm×0.998S$6,453 psm
Mar 2025Blk 494C · 857 m13 TO 15124 sqmS$765,000S$6,169 psm×1.007S$6,215 psm
Feb 2025Blk 268 · 571 m07 TO 09133 sqmS$780,000S$5,865 psm×1.007S$5,908 psm
Feb 2025Blk 936 · 835 m01 TO 03122 sqmS$718,000S$5,885 psm×1.007S$5,929 psm
Feb 2025Blk 160 · 790 m04 TO 06121 sqmS$778,000S$6,430 psm×1.007S$6,478 psm
Feb 2025Blk 496B · 857 m04 TO 06121 sqmS$715,000S$5,909 psm×1.007S$5,953 psm
Jan 2025Blk 405 · 143 m01 TO 03138 sqmS$741,000S$5,370 psm×1.007S$5,410 psm
Jan 2025Blk 425 · 143 m04 TO 06122 sqmS$755,000S$6,189 psm×1.007S$6,235 psm
Jan 2025Blk 411 · 143 m10 TO 12123 sqmS$750,000S$6,098 psm×1.007S$6,143 psm
Jan 2025Blk 126 · 888 m01 TO 03132 sqmS$725,000S$5,492 psm×1.007S$5,533 psm
Jan 2025Blk 861 · 835 m01 TO 03127 sqmS$820,000S$6,457 psm×1.007S$6,505 psm
Dec 2024Blk 233 · 571 m04 TO 06121 sqmS$720,000S$5,950 psm×1.023S$6,089 psm
Dec 2024Blk 232 · 571 m10 TO 12121 sqmS$735,000S$6,074 psm×1.023S$6,216 psm
Dec 2024Blk 233 · 571 m07 TO 09121 sqmS$735,000S$6,074 psm×1.023S$6,216 psm
Dec 2024Blk 126 · 888 m01 TO 03132 sqmS$688,000S$5,212 psm×1.023S$5,333 psm
Dec 2024Blk 230 · 842 m01 TO 03121 sqmS$680,000S$5,620 psm×1.023S$5,750 psm
Dec 2024Blk 483 · 857 m01 TO 03132 sqmS$740,000S$5,606 psm×1.023S$5,736 psm

How accurate is this estimate for Tampines Ctrl 1?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 7 sales in Tampines Ctrl 1 since.

Median error
5.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 7 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.09% gross yield

S$51,300 of rent a year against the estimate above · 1.42 points above flats like it

Homes like this rent for about S$4,275 a month, the middle of 2 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.67%, from 20 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

ApprovedBlockFlatRent a month
Sept 20265025 ROOMS$4,200
Aug 20265035 ROOMS$4,350

median of 2 HDB rental approvals for 5 ROOM on Tampines Ctrl 1 since 2025-11.

Buying or selling at S$723,864?

Buying: Stamp duty on S$723,864 · Cash and CPF needed on S$723,864 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$723,864.

Each opens with this figure filled in; change anything there.

Primary schools near 509 Tampines Ctrl 1

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 5.

Sale prices as filed in caveats.

Where the lease takes this

About 61 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years56 yearsS$698,021S$770,672S$831,034S$849,249
10 years51 yearsS$666,300S$812,216S$944,432S$986,286
20 years41 yearsS$594,710S$883,708S$1,194,834S$1,303,084

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% 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.