Blk 925 Tampines St 91
Project page · 99-year lease from 1983
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 925 | 01 TO 03 | 73 sqm | S$458,000 | S$6,274 psm | ×1.000 | S$6,274 psm |
| Sept 2026 | Blk 925 | 13 TO 15 | 73 sqm | S$507,000 | S$6,945 psm | ×1.000 | S$6,945 psm |
| Mar 2026 | Blk 925 | 07 TO 09 | 73 sqm | S$505,000 | S$6,918 psm | ×0.996 | S$6,887 psm |
| Jan 2026 | Blk 925 | 10 TO 12 | 73 sqm | S$510,000 | S$6,986 psm | ×0.996 | S$6,955 psm |
How accurate is this estimate for Tampines St 91?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 46 sales in Tampines St 91 since.
- Median error
- 2.2%
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.
6.71% gross yield
S$33,900 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$2,825 a month, the middle of 22 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.21%, from 22 blocks.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 929 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$2,900 |
| Jul 2026 | 929 | 3 ROOM | S$3,100 |
| Jul 2026 | 915 | 3 ROOM | S$2,700 |
| Jun 2026 | 930 | 3 ROOM | S$3,050 |
| Jun 2026 | 914 | 3 ROOM | S$2,700 |
median of 22 HDB rental approvals for 3 ROOM on Tampines St 91 since 2025-11.
Buying or selling at S$504,883?
Buying: Stamp duty on S$504,883 · Cash and CPF needed on S$504,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$504,883.
Each opens with this figure filled in; change anything there.
Primary schools near 925 Tampines St 91
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
- Junyuan Primary School · 139 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 408 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 432 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Chongzheng Primary School · 1,119 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,119 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,178 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,324 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,342 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,421 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,490 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,536 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,733 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,979 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 925 · 3 ROOM · 13 TO 15 · Model A · 56 years left | 73 sqm | S$507,000 | S$6,945 psm |
| Sept 2026 | Blk 925 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 73 sqm | S$458,000 | S$6,274 psm |
| Mar 2026 | Blk 925 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 73 sqm | S$505,000 | S$6,918 psm |
| Jan 2026 | Blk 925 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 73 sqm | S$510,000 | S$6,986 psm |
| Dec 2025 | Blk 925 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 104 sqm | S$615,000 | S$5,913 psm |
| Mar 2024 | Blk 925 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Feb 2024 | Blk 925 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 73 sqm | S$440,000 | S$6,027 psm |
| Jan 2024 | Blk 925 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Nov 2023 | Blk 925 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Dec 2022 | Blk 925 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$580,000 | S$5,577 psm |
| Apr 2022 | Blk 925 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$388,888 | S$5,327 psm |
| Feb 2022 | Blk 925 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$390,000 | S$5,342 psm |
| Jan 2022 | Blk 925 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 104 sqm | S$525,000 | S$5,048 psm |
Showing 13 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 925 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 925 · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 925 · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 925 · 3 ROOM | S$2,250 | — |
| Jun 2025 | Blk 925 · 3 ROOM | S$2,850 | — |
| Mar 2025 | Blk 925 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 925 · 3 ROOM | S$2,400 | — |
| Nov 2024 | Blk 925 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 925 · 3 ROOM | S$2,900 | — |
| Jan 2024 | Blk 925 · 4 ROOM | S$3,700 | — |
| Nov 2023 | Blk 925 · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 925 · 3 ROOM | S$2,250 | — |
| Jun 2023 | Blk 925 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 925 · 3 ROOM | S$3,000 | — |
| Jul 2022 | Blk 925 · 3 ROOM | S$2,900 | — |
| Apr 2022 | Blk 925 · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 925 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 925 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 925 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 925 · 3 ROOM | S$1,700 | — |
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 55 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 | 50 years | S$481,939 | S$532,099 | S$573,776 | S$586,352 |
| 10 years | 45 years | S$457,391 | S$557,557 | S$648,319 | S$677,050 |
| 20 years | 35 years | S$401,156 | S$596,097 | S$805,963 | S$878,982 |
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.