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HDB · 321017

Blk 17 Jln Tenteram

Project page · 99-year lease from 2001

Indicative value range
S$631,246 – S$687,233
Indicative mid S$659,988 · S$7,765 psm

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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 1707 TO 0986 sqmS$690,000S$8,023 psm×1.000S$8,023 psm
May 2026Blk 1810 TO 1285 sqmS$703,000S$8,271 psm×1.000S$8,271 psm
Apr 2026Blk 1904 TO 0685 sqmS$638,000S$7,506 psm×1.000S$7,506 psm
Jan 2026Blk 1701 TO 0386 sqmS$620,000S$7,209 psm×0.997S$7,188 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.

6.36% gross yield

S$42,000 of rent a year against the estimate above · 0.16 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 28 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 blocks. This town has too few such blocks to measure on its own.

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 2026117B4 ROOMS$5,000
Aug 2026116B4 ROOMS$4,200
Aug 2026117A4 ROOMS$3,600
Aug 2026184 ROOMS$3,400
Aug 2026164 ROOMS$3,300
Jul 2026116B4 ROOMS$3,650
Jul 2026164 ROOMS$3,300
Jul 2026164 ROOMS$3,000

median of 28 HDB rental approvals for 4 ROOM on Jln Tenteram since 2025-10.

Buying or selling at S$659,988?

Buying: Stamp duty on S$659,988 · Cash and CPF needed on S$659,988 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$659,988.

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

Primary schools near 17 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 17 · 4 ROOM · 07 TO 09 · Model A · 74 years left
86 sqmS$690,000S$8,023 psm
Jan 2026
Blk 17 · 4 ROOM · 01 TO 03 · Model A · 75 years left
86 sqmS$620,000S$7,209 psm
Dec 2025
Blk 17 · 5 ROOM · 10 TO 12 · Improved · 75 years left
105 sqmS$825,000S$7,857 psm
Dec 2025
Blk 17 · 5 ROOM · 13 TO 15 · Improved · 75 years left
105 sqmS$840,000S$8,000 psm
Aug 2025
Blk 17 · 4 ROOM · 10 TO 12 · Model A · 75 years left
75 sqmS$612,500S$8,167 psm
Jun 2025
Blk 17 · 4 ROOM · 01 TO 03 · Model A · 75 years left
86 sqmS$630,000S$7,326 psm
May 2025
Blk 17 · 4 ROOM · 04 TO 06 · Model A · 76 years left
85 sqmS$625,000S$7,353 psm
Apr 2025
Blk 17 · 4 ROOM · 07 TO 09 · Model A · 76 years left
75 sqmS$588,000S$7,840 psm
Apr 2025
Blk 17 · 4 ROOM · 13 TO 15 · Model A · 76 years left
75 sqmS$605,000S$8,067 psm
Dec 2024
Blk 17 · 4 ROOM · 13 TO 15 · Model A · 76 years left
75 sqmS$580,000S$7,733 psm
Jan 2024
Blk 17 · 4 ROOM · 07 TO 09 · Model A · 77 years left
75 sqmS$537,000S$7,160 psm
Sept 2023
Blk 17 · 4 ROOM · 07 TO 09 · Model A · 77 years left
excluded: outlier
86 sqmS$560,000S$6,512 psm
Feb 2023
Blk 17 · 5 ROOM · 16 TO 18 · Improved · 78 years left
105 sqmS$718,000S$6,838 psm
Feb 2023
Blk 17 · 4 ROOM · 01 TO 03 · Model A · 78 years left
75 sqmS$500,000S$6,667 psm
Dec 2022
Blk 17 · 5 ROOM · 13 TO 15 · Improved · 78 years left
106 sqmS$703,000S$6,632 psm
Dec 2022
Blk 17 · 4 ROOM · 13 TO 15 · Model A · 78 years left
75 sqmS$530,000S$7,067 psm
Oct 2022
Blk 17 · 5 ROOM · 19 TO 21 · Improved · 78 years left
105 sqmS$710,000S$6,762 psm
Jun 2022
Blk 17 · 4 ROOM · 04 TO 06 · Model A · 79 years left
86 sqmS$550,000S$6,395 psm
Mar 2022
Blk 17 · 4 ROOM · 16 TO 18 · Model A · 79 years left
86 sqmS$580,000S$6,744 psm
Feb 2022
Blk 17 · 4 ROOM · 01 TO 03 · Model A · 79 years left
75 sqmS$478,888S$6,385 psm
Jan 2022
Blk 17 · 4 ROOM · 07 TO 09 · Model A · 79 years left
91 sqmS$590,000S$6,484 psm
Dec 2021
Blk 17 · 5 ROOM · 16 TO 18 · Improved · 79 years left
105 sqmS$730,000S$6,952 psm
Oct 2021
Blk 17 · 5 ROOM · 13 TO 15 · Improved · 79 years left
excluded: outlier
105 sqmS$648,000S$6,171 psm
See more

Showing 23 of 86.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$633,132S$699,029S$757,062S$770,302
10 years63 yearsS$613,364S$747,688S$876,986S$907,929
20 years53 yearsS$564,902S$839,415S$1,154,838S$1,237,770

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.