Blk 454 Tampines St 42
Project page · 99-year lease from 1987
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 454 | 04 TO 06 | 150 sqm | S$1,080,000 | S$7,200 psm | ×1.000 | S$7,200 psm |
| Sept 2026 | Blk 454 | 10 TO 12 | 166 sqm | S$1,388,000 | S$8,361 psm | ×1.000 | S$8,361 psm |
| Jul 2026 | Blk 460 | 04 TO 06 | 166 sqm | S$1,135,000 | S$6,837 psm | ×1.000 | S$6,837 psm |
| Jan 2026 | Blk 460 | 04 TO 06 | 166 sqm | S$1,100,000 | S$6,627 psm | ×0.996 | S$6,597 psm |
How accurate is this estimate for Tampines St 42?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 29 sales in Tampines St 42 since.
- Median error
- 2.0%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
Buying or selling at S$1,052,802?
Buying: Stamp duty on S$1,052,802 · Cash and CPF needed on S$1,052,802 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$1,052,802.
Each opens with this figure filled in; change anything there.
Primary schools near 454 Tampines St 42
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
- Gongshang Primary School · 539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 700 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 735 m · no 2025 Phase 2C ballot
- Yumin Primary School · 735 m · no 2025 Phase 2C ballot
- East Spring Primary School · 808 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,069 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 1,380 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,648 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,795 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,803 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,826 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,947 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 454 · MULTI-GENERATION · 04 TO 06 · Multi Generation · 60 years left | 150 sqm | S$1,080,000 | S$7,200 psm |
| Sept 2026 | Blk 454 · MULTI-GENERATION · 10 TO 12 · Multi Generation · 60 years left | 166 sqm | S$1,388,000 | S$8,361 psm |
| Nov 2024 | Blk 454 · MULTI-GENERATION · 10 TO 12 · Multi Generation · 62 years left | 150 sqm | S$1,028,000 | S$6,853 psm |
| Mar 2024 | Blk 454 · MULTI-GENERATION · 10 TO 12 · Multi Generation · 63 years left | 166 sqm | S$1,060,000 | S$6,386 psm |
| Mar 2022 | Blk 454 · MULTI-GENERATION · 01 TO 03 · Multi Generation · 65 years left | 166 sqm | S$848,000 | S$5,108 psm |
| Feb 2022 | Blk 454 · MULTI-GENERATION · 04 TO 06 · Multi Generation · 65 years left | 132 sqm | S$683,888 | S$5,181 psm |
| Dec 2021 | Blk 454 · MULTI-GENERATION · 04 TO 06 · Multi Generation · 65 years left | 166 sqm | S$850,000 | S$5,120 psm |
Showing 7 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 454 · EXECUTIVE | S$6,000 | — |
| Feb 2025 | Blk 454 · EXECUTIVE | S$2,000 | — |
| Oct 2022 | Blk 454 · EXECUTIVE | S$5,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 59 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$1,004,958 | S$1,109,555 | S$1,196,461 | S$1,222,686 |
| 10 years | 49 years | S$953,770 | S$1,162,641 | S$1,351,901 | S$1,411,813 |
| 20 years | 39 years | S$836,507 | S$1,243,005 | S$1,680,628 | S$1,832,890 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.