homequant
HDB · 520476

Blk 476 Tampines St 44

Project page · 99-year lease from 1993

Indicative value range
S$964,018 – S$1,019,883
Indicative mid S$995,324 · S$6,380 psm

Based on 98 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 230H · 768 m07 TO 09150 sqmS$1,118,888S$7,459 psm×1.000S$7,459 psm
Oct 2026Blk 498M · 329 m07 TO 09143 sqmS$980,000S$6,853 psm×1.000S$6,853 psm
Oct 2026Blk 498A · 329 m10 TO 12143 sqmS$972,000S$6,797 psm×1.000S$6,797 psm
Oct 2026Blk 313 · 807 m07 TO 09144 sqmS$945,000S$6,563 psm×1.000S$6,563 psm
Oct 2026Blk 324 · 811 m04 TO 06149 sqmS$980,000S$6,577 psm×1.000S$6,577 psm
Oct 2026Blk 329 · 811 m07 TO 09149 sqmS$1,000,000S$6,711 psm×1.000S$6,711 psm
Sept 2026Blk 245 · 768 m10 TO 12143 sqmS$1,100,000S$7,692 psm×1.000S$7,692 psm
Sept 2026Blk 230J · 768 m07 TO 09149 sqmS$1,010,000S$6,779 psm×1.000S$6,779 psm
Sept 2026Blk 332 · 811 m04 TO 06147 sqmS$908,000S$6,177 psm×1.000S$6,177 psm
Sept 2026Blk 331 · 811 m07 TO 09149 sqmS$958,000S$6,430 psm×1.000S$6,430 psm
Sept 2026Blk 161 · 817 m01 TO 03149 sqmS$815,000S$5,470 psm×1.000S$5,470 psm
Sept 2026Blk 495D · 406 m04 TO 06146 sqmS$890,000S$6,096 psm×1.000S$6,096 psm
Aug 2026Blk 328 · 811 m07 TO 09149 sqmS$930,000S$6,242 psm×1.000S$6,242 psm
Aug 2026Blk 495B · 406 m07 TO 09147 sqmS$943,000S$6,415 psm×1.000S$6,415 psm
Aug 2026Blk 484 · 406 m01 TO 03165 sqmS$1,000,000S$6,061 psm×1.000S$6,061 psm
Jul 2026Blk 245 · 768 m04 TO 06150 sqmS$950,000S$6,333 psm×1.000S$6,333 psm
Jul 2026Blk 311 · 807 m01 TO 03148 sqmS$885,000S$5,980 psm×1.000S$5,980 psm
Jul 2026Blk 327 · 811 m04 TO 06147 sqmS$950,000S$6,463 psm×1.000S$6,463 psm
Jul 2026Blk 153 · 817 m07 TO 09144 sqmS$858,000S$5,958 psm×1.000S$5,958 psm
Jul 2026Blk 161 · 817 m04 TO 06150 sqmS$828,000S$5,520 psm×1.000S$5,520 psm
Jul 2026Blk 495C · 406 m07 TO 09146 sqmS$945,000S$6,473 psm×1.000S$6,473 psm
Jul 2026Blk 495E · 406 m04 TO 06146 sqmS$920,000S$6,301 psm×1.000S$6,301 psm
Jun 2026Blk 327 · 811 m10 TO 12148 sqmS$960,000S$6,486 psm×0.999S$6,477 psm
Jun 2026Blk 155 · 817 m04 TO 06151 sqmS$870,000S$5,762 psm×0.999S$5,753 psm
May 2026Blk 498E · 329 m07 TO 09143 sqmS$1,050,000S$7,343 psm×0.999S$7,332 psm
May 2026Blk 331 · 811 m04 TO 06147 sqmS$953,000S$6,483 psm×0.999S$6,473 psm
May 2026Blk 330 · 811 m07 TO 09147 sqmS$900,000S$6,122 psm×0.999S$6,113 psm
May 2026Blk 328 · 811 m10 TO 12147 sqmS$942,000S$6,408 psm×0.999S$6,399 psm
May 2026Blk 329 · 811 m01 TO 03147 sqmS$920,000S$6,259 psm×0.999S$6,249 psm
May 2026Blk 230E · 545 m07 TO 09150 sqmS$1,100,000S$7,333 psm×0.999S$7,322 psm
May 2026Blk 495F · 406 m10 TO 12147 sqmS$957,888S$6,516 psm×0.999S$6,507 psm
Apr 2026Blk 230J · 768 m01 TO 03151 sqmS$910,000S$6,026 psm×0.999S$6,018 psm
Apr 2026Blk 498A · 329 m07 TO 09143 sqmS$980,000S$6,853 psm×0.999S$6,843 psm
Apr 2026Blk 313 · 807 m04 TO 06153 sqmS$939,888S$6,143 psm×0.999S$6,134 psm
Apr 2026Blk 326 · 811 m04 TO 06148 sqmS$938,888S$6,344 psm×0.999S$6,334 psm
Apr 2026Blk 337 · 811 m07 TO 09147 sqmS$928,000S$6,313 psm×0.999S$6,304 psm
Apr 2026Blk 324 · 811 m10 TO 12147 sqmS$945,000S$6,429 psm×0.999S$6,419 psm
Apr 2026Blk 335 · 811 m10 TO 12149 sqmS$950,000S$6,376 psm×0.999S$6,366 psm
Apr 2026Blk 230F · 545 m01 TO 03150 sqmS$968,000S$6,453 psm×0.999S$6,444 psm
Apr 2026Blk 160 · 817 m04 TO 06148 sqmS$860,000S$5,811 psm×0.999S$5,802 psm
Mar 2026Blk 336 · 811 m04 TO 06146 sqmS$930,000S$6,370 psm×0.996S$6,342 psm
Feb 2026Blk 245 · 768 m04 TO 06150 sqmS$970,000S$6,467 psm×0.996S$6,438 psm
Feb 2026Blk 498B · 329 m07 TO 09147 sqmS$1,030,000S$7,007 psm×0.996S$6,976 psm
Feb 2026Blk 498J · 329 m07 TO 09143 sqmS$950,000S$6,643 psm×0.996S$6,614 psm
Feb 2026Blk 308 · 811 m04 TO 06142 sqmS$940,000S$6,620 psm×0.996S$6,590 psm
Feb 2026Blk 326 · 811 m04 TO 06148 sqmS$940,000S$6,351 psm×0.996S$6,323 psm
Jan 2026Blk 312 · 807 m10 TO 12147 sqmS$930,888S$6,333 psm×0.996S$6,305 psm
Jan 2026Blk 336 · 811 m04 TO 06149 sqmS$980,000S$6,577 psm×0.996S$6,548 psm
Jan 2026Blk 495A · 406 m10 TO 12146 sqmS$905,000S$6,199 psm×0.996S$6,171 psm
Jan 2026Blk 495C · 406 m04 TO 06146 sqmS$920,000S$6,301 psm×0.996S$6,273 psm
Dec 2025Blk 327 · 811 m10 TO 12147 sqmS$955,000S$6,497 psm×0.995S$6,462 psm
Dec 2025Blk 495C · 406 m07 TO 09147 sqmS$938,000S$6,381 psm×0.995S$6,346 psm
Dec 2025Blk 495D · 406 m04 TO 06146 sqmS$950,000S$6,507 psm×0.995S$6,472 psm
Nov 2025Blk 334 · 811 m10 TO 12149 sqmS$959,000S$6,436 psm×0.995S$6,401 psm
Nov 2025Blk 158 · 817 m01 TO 03149 sqmS$880,000S$5,906 psm×0.995S$5,874 psm
Sept 2025Blk 230G · 768 m10 TO 12147 sqmS$1,035,000S$7,041 psm×0.994S$6,999 psm
Sept 2025Blk 327 · 811 m04 TO 06147 sqmS$958,000S$6,517 psm×0.994S$6,479 psm
Sept 2025Blk 334 · 811 m07 TO 09147 sqmS$948,000S$6,449 psm×0.994S$6,411 psm
Sept 2025Blk 495F · 406 m10 TO 12146 sqmS$938,000S$6,425 psm×0.994S$6,387 psm
Aug 2025Blk 497J · 329 m01 TO 03144 sqmS$865,000S$6,007 psm×0.994S$5,972 psm
Aug 2025Blk 326 · 811 m04 TO 06146 sqmS$938,000S$6,425 psm×0.994S$6,387 psm
Aug 2025Blk 155 · 817 m07 TO 09147 sqmS$850,000S$5,782 psm×0.994S$5,748 psm
Jul 2025Blk 498F · 329 m07 TO 09147 sqmS$1,000,000S$6,803 psm×0.994S$6,763 psm
Jul 2025Blk 314 · 807 m01 TO 03144 sqmS$810,000S$5,625 psm×0.994S$5,592 psm
Jul 2025Blk 332 · 811 m10 TO 12149 sqmS$918,000S$6,161 psm×0.994S$6,125 psm
Jul 2025Blk 160 · 817 m04 TO 06149 sqmS$880,000S$5,906 psm×0.994S$5,871 psm
Jun 2025Blk 497J · 329 m10 TO 12144 sqmS$968,000S$6,722 psm×0.998S$6,709 psm
Jun 2025Blk 311 · 807 m10 TO 12147 sqmS$920,000S$6,259 psm×0.998S$6,246 psm
Jun 2025Blk 336 · 811 m04 TO 06146 sqmS$965,000S$6,610 psm×0.998S$6,597 psm
Jun 2025Blk 155 · 817 m04 TO 06151 sqmS$835,000S$5,530 psm×0.998S$5,519 psm
Jun 2025Blk 495E · 406 m07 TO 09146 sqmS$928,888S$6,362 psm×0.998S$6,350 psm
May 2025Blk 245 · 768 m07 TO 09151 sqmS$1,045,000S$6,921 psm×0.998S$6,907 psm
May 2025Blk 245 · 768 m01 TO 03150 sqmS$930,000S$6,200 psm×0.998S$6,188 psm
May 2025Blk 314 · 807 m04 TO 06153 sqmS$968,000S$6,327 psm×0.998S$6,314 psm
May 2025Blk 325 · 811 m01 TO 03154 sqmS$960,000S$6,234 psm×0.998S$6,221 psm
May 2025Blk 325 · 811 m04 TO 06146 sqmS$930,000S$6,370 psm×0.998S$6,357 psm
Apr 2025Blk 497D · 329 m04 TO 06139 sqmS$928,000S$6,676 psm×0.998S$6,663 psm
Apr 2025Blk 498M · 329 m10 TO 12143 sqmS$1,000,000S$6,993 psm×0.998S$6,979 psm
Apr 2025Blk 334 · 811 m04 TO 06149 sqmS$970,000S$6,510 psm×0.998S$6,497 psm
Apr 2025Blk 335 · 811 m07 TO 09149 sqmS$938,000S$6,295 psm×0.998S$6,283 psm
Mar 2025Blk 230H · 768 m10 TO 12147 sqmS$930,000S$6,327 psm×1.007S$6,374 psm
Mar 2025Blk 498H · 329 m10 TO 12143 sqmS$920,888S$6,440 psm×1.007S$6,488 psm
Mar 2025Blk 498B · 329 m07 TO 09147 sqmS$1,050,000S$7,143 psm×1.007S$7,196 psm
Mar 2025Blk 310 · 811 m01 TO 03143 sqmS$875,000S$6,119 psm×1.007S$6,165 psm
Mar 2025Blk 335 · 811 m07 TO 09149 sqmS$973,000S$6,530 psm×1.007S$6,579 psm
Mar 2025Blk 230F · 545 m07 TO 09150 sqmS$1,038,000S$6,920 psm×1.007S$6,972 psm
Mar 2025Blk 495F · 406 m07 TO 09146 sqmS$900,000S$6,164 psm×1.007S$6,210 psm
Feb 2025Blk 498F · 329 m07 TO 09143 sqmS$920,888S$6,440 psm×1.007S$6,488 psm
Feb 2025Blk 315 · 807 m04 TO 06147 sqmS$868,000S$5,905 psm×1.007S$5,949 psm
Feb 2025Blk 330 · 811 m04 TO 06147 sqmS$942,000S$6,408 psm×1.007S$6,456 psm
Feb 2025Blk 495E · 406 m07 TO 09147 sqmS$890,000S$6,054 psm×1.007S$6,100 psm
Feb 2025Blk 495F · 406 m07 TO 09146 sqmS$920,000S$6,301 psm×1.007S$6,348 psm
Jan 2025Blk 155 · 817 m01 TO 03150 sqmS$768,000S$5,120 psm×1.007S$5,158 psm
Jan 2025Blk 495E · 406 m07 TO 09148 sqmS$891,000S$6,020 psm×1.007S$6,065 psm
Dec 2024Blk 245 · 768 m04 TO 06150 sqmS$948,000S$6,320 psm×1.023S$6,467 psm
Dec 2024Blk 497F · 329 m04 TO 06138 sqmS$850,000S$6,159 psm×1.023S$6,303 psm
Dec 2024Blk 309 · 811 m04 TO 06143 sqmS$880,000S$6,154 psm×1.023S$6,297 psm
Dec 2024Blk 326 · 811 m04 TO 06147 sqmS$922,000S$6,272 psm×1.023S$6,418 psm

How accurate is this estimate for Tampines St 44?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 14 sales in Tampines St 44 since.

Median error
3.1%

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.

4.82% gross yield

S$48,000 of rent a year against the estimate above · 0.05 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 138 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.

Buying or selling at S$995,324?

Buying: Stamp duty on S$995,324 · Cash and CPF needed on S$995,324 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$995,324.

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

Primary schools near 476 Tampines St 44

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
Sept 2024
Blk 476 · EXECUTIVE · 01 TO 03 · Apartment · 68 years left
159 sqmS$1,018,000S$6,403 psm
Apr 2022
Blk 476 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left
153 sqmS$855,000S$5,588 psm
See more

Showing 2 of 26.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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 years60 yearsS$963,811S$1,064,125S$1,147,472S$1,172,623
10 years55 yearsS$929,400S$1,132,934S$1,317,358S$1,375,740
20 years45 yearsS$841,976S$1,251,132S$1,691,616S$1,844,873

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.