Blk 61 Jln Tenteram
Project page · 99-year lease from 1972
Based on 12 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 61 | 01 TO 03 | 94 sqm | S$1,108,000 | S$11,812 psm | ×1.000 | S$11,812 psm |
| Aug 2026 | Blk 46 · 235 m | 01 TO 03 | 93 sqm | S$970,000 | S$10,397 psm | ×1.000 | S$10,397 psm |
| Jun 2026 | Blk 41 · 235 m | 01 TO 03 | 93 sqm | S$1,100,000 | S$11,815 psm | ×1.000 | S$11,815 psm |
| Apr 2026 | Blk 55 · 235 m | 01 TO 03 | 94 sqm | S$1,028,000 | S$10,983 psm | ×1.000 | S$10,983 psm |
| Apr 2026 | Blk 51 · 235 m | 01 TO 03 | 90 sqm | S$888,000 | S$9,900 psm | ×1.000 | S$9,900 psm |
| Mar 2026 | Blk 39 · 235 m | 01 TO 03 | 83 sqm | S$878,000 | S$10,528 psm | ×0.997 | S$10,497 psm |
| Mar 2026 | Blk 46 · 235 m | 01 TO 03 | 92 sqm | S$930,000 | S$10,098 psm | ×0.997 | S$10,068 psm |
| Nov 2025 | Blk 53 · 446 m | 01 TO 03 | 108 sqm | S$1,120,000 | S$10,390 psm | ×0.996 | S$10,349 psm |
| Feb 2025 | Blk 49 · 235 m | 01 TO 03 | 80 sqm | S$870,000 | S$10,889 psm | ×1.009 | S$10,986 psm |
| Dec 2024 | Blk 46 · 235 m | 01 TO 03 | 93 sqm | S$965,000 | S$10,376 psm | ×1.025 | S$10,633 psm |
| Nov 2024 | Blk 39 · 235 m | 01 TO 03 | 83 sqm | S$870,000 | S$10,444 psm | ×1.025 | S$10,703 psm |
| Nov 2024 | Blk 55 · 235 m | 01 TO 03 | 104 sqm | S$990,000 | S$9,556 psm | ×1.025 | S$9,793 psm |
How accurate is this estimate for Jln Tenteram?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Jln Tenteram since.
- Median error
- 2.7%
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.
3.84% gross yield
S$38,100 of rent a year against the estimate above · 5.07 points below flats like it
Homes like this rent for about S$3,175 a month, the middle of 8 approvals in the last year.
In Kallang/Whampoa, flats of this type with 40 to 49 years of lease left yield 8.91%, from 17 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 |
|---|---|---|---|
| Sept 2026 | 117A | 3 ROOM | S$3,250 |
| Sept 2026 | 117B | 3 ROOM | S$3,100 |
| Aug 2026 | 116B | 3 ROOM | S$3,000 |
| Jul 2026 | 117A | 3 ROOM | S$3,300 |
| May 2026 | 117B | 3 ROOM | S$3,000 |
| Mar 2026 | 117A | 3 ROOM | S$3,500 |
| Feb 2026 | 117A | 3 ROOM | S$3,100 |
| Jan 2026 | 116A | 3 ROOM | S$3,400 |
median of 8 HDB rental approvals for 3 ROOM on Jln Tenteram since 2025-10.
Buying or selling at S$993,100?
Buying: Stamp duty on S$993,100 · Cash and CPF needed on S$993,100 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$993,100.
Each opens with this figure filled in; change anything there.
Primary schools near 61 Jln Tenteram
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
- Hong Wen School · 588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 774 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pei Chun Public School · 954 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- First Toa Payoh Primary School · 1,327 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,421 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,665 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 1,798 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 61 · 3 ROOM · 01 TO 03 · Terrace · 45 years left | 94 sqm | S$1,108,000 | S$11,812 psm |
Showing 1 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 44 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 39 years | S$927,045 | S$1,023,532 | S$1,108,505 | S$1,127,892 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.