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HDB · 520335

Blk 335 Tampines St 32

Project page · 99-year lease from 1996

Indicative value range
S$935,114 – S$958,193
Indicative mid S$948,513 · S$6,409 psm

Based on 20 sales in this street, last 12 months. Search widened 1 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 32404 TO 06149 sqmS$980,000S$6,577 psm×1.000S$6,577 psm
Oct 2026Blk 32907 TO 09149 sqmS$1,000,000S$6,711 psm×1.000S$6,711 psm
Sept 2026Blk 33204 TO 06147 sqmS$908,000S$6,177 psm×1.000S$6,177 psm
Sept 2026Blk 33107 TO 09149 sqmS$958,000S$6,430 psm×1.000S$6,430 psm
Aug 2026Blk 32807 TO 09149 sqmS$930,000S$6,242 psm×1.000S$6,242 psm
Jul 2026Blk 32704 TO 06147 sqmS$950,000S$6,463 psm×1.000S$6,463 psm
Jun 2026Blk 32710 TO 12148 sqmS$960,000S$6,486 psm×0.999S$6,477 psm
May 2026Blk 33104 TO 06147 sqmS$953,000S$6,483 psm×0.999S$6,473 psm
May 2026Blk 33007 TO 09147 sqmS$900,000S$6,122 psm×0.999S$6,113 psm
May 2026Blk 32810 TO 12147 sqmS$942,000S$6,408 psm×0.999S$6,399 psm
May 2026Blk 32901 TO 03147 sqmS$920,000S$6,259 psm×0.999S$6,249 psm
Apr 2026Blk 32604 TO 06148 sqmS$938,888S$6,344 psm×0.999S$6,334 psm
Apr 2026Blk 33707 TO 09147 sqmS$928,000S$6,313 psm×0.999S$6,304 psm
Apr 2026Blk 32410 TO 12147 sqmS$945,000S$6,429 psm×0.999S$6,419 psm
Apr 2026Blk 33510 TO 12149 sqmS$950,000S$6,376 psm×0.999S$6,366 psm
Mar 2026Blk 33604 TO 06146 sqmS$930,000S$6,370 psm×0.996S$6,342 psm
Feb 2026Blk 30804 TO 06142 sqmS$940,000S$6,620 psm×0.996S$6,590 psm
Feb 2026Blk 32604 TO 06148 sqmS$940,000S$6,351 psm×0.996S$6,323 psm
Jan 2026Blk 33604 TO 06149 sqmS$980,000S$6,577 psm×0.996S$6,548 psm
Dec 2025Blk 32710 TO 12147 sqmS$955,000S$6,497 psm×0.995S$6,462 psm

How accurate is this estimate for Tampines St 32?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 35 sales in Tampines St 32 since.

Median error
2.5%

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

What the rent says

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

5.16% gross yield

S$48,900 of rent a year against the estimate above · 0.29 points above flats like it

Homes like this rent for about S$4,075 a month, the middle of 24 approvals in the last year.

Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 2026326EXECUTIVES$4,250
Sept 2026325EXECUTIVES$4,100
Sept 2026328EXECUTIVES$4,050
Sept 2026328EXECUTIVES$4,000
Aug 2026326EXECUTIVES$4,600
Aug 2026308EXECUTIVES$4,100
Jun 2026310EXECUTIVES$4,150
Jun 2026328EXECUTIVES$4,000

median of 24 HDB rental approvals for EXECUTIVE on Tampines St 32 since 2025-11.

Buying or selling at S$948,513?

Buying: Stamp duty on S$948,513 · Cash and CPF needed on S$948,513 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$948,513.

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

Primary schools near 335 Tampines St 32

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
Apr 2026
Blk 335 · EXECUTIVE · 10 TO 12 · Apartment · 69 years left
149 sqmS$950,000S$6,376 psm
Apr 2025
Blk 335 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left
149 sqmS$938,000S$6,295 psm
Mar 2025
Blk 335 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left
149 sqmS$973,000S$6,530 psm
Aug 2024
Blk 335 · EXECUTIVE · 07 TO 09 · Maisonette · 71 years left
146 sqmS$926,000S$6,342 psm
May 2024
Blk 335 · EXECUTIVE · 04 TO 06 · Maisonette · 71 years left
146 sqmS$896,000S$6,137 psm
See more

Showing 5 of 38.

Sale prices as filed in caveats.

Where the lease takes this

About 68 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 years63 yearsS$918,482S$1,014,078S$1,093,506S$1,117,474
10 years58 yearsS$885,690S$1,079,651S$1,255,402S$1,311,037
20 years48 yearsS$802,377S$1,192,290S$1,612,058S$1,758,107

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.