Blk 116A Jln Tenteram
Project page · 99-year lease from 2017
Based on 3 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 116A | 01 TO 03 | 93 sqm | S$820,000 | S$8,817 psm | ×1.000 | S$8,817 psm |
| Aug 2026 | Blk 116A | 28 TO 30 | 93 sqm | S$878,000 | S$9,441 psm | ×1.000 | S$9,441 psm |
| Jul 2026 | Blk 116A | 31 TO 33 | 93 sqm | S$930,000 | S$10,000 psm | ×1.000 | S$10,000 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.
4.78% gross yield
S$42,000 of rent a year against the estimate above · 0.79 points below 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 80 to 89 years of lease left yield 5.57%, from 167 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 117B | 4 ROOM | S$5,000 |
| Aug 2026 | 116B | 4 ROOM | S$4,200 |
| Aug 2026 | 117A | 4 ROOM | S$3,600 |
| Aug 2026 | 18 | 4 ROOM | S$3,400 |
| Aug 2026 | 16 | 4 ROOM | S$3,300 |
| Jul 2026 | 116B | 4 ROOM | S$3,650 |
| Jul 2026 | 16 | 4 ROOM | S$3,300 |
| Jul 2026 | 16 | 4 ROOM | S$3,000 |
median of 28 HDB rental approvals for 4 ROOM on Jln Tenteram since 2025-10.
Buying or selling at S$878,000?
Buying: Stamp duty on S$878,000 · Cash and CPF needed on S$878,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$878,000.
Each opens with this figure filled in; change anything there.
Primary schools near 116a 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
- St Andrew's School (Junior) (boys) · 536 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 592 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 618 m · no 2025 Phase 2C ballot
1 to 2 km
- Pei Chun Public School · 1,167 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,491 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,743 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Cedar Primary School · 1,810 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,870 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,870 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,960 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 116A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$660,000 | S$9,851 psm |
| Aug 2026 | Blk 116A · 4 ROOM · 28 TO 30 · Model A · 90 years left | 93 sqm | S$878,000 | S$9,441 psm |
| Aug 2026 | Blk 116A · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jul 2026 | Blk 116A · 4 ROOM · 31 TO 33 · Model A · 90 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jun 2026 | Blk 116A · 3 ROOM · 22 TO 24 · Model A · 90 years left | 67 sqm | S$670,000 | S$10,000 psm |
| Apr 2026 | Blk 116A · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$635,000 | S$9,478 psm |
| Dec 2025 | Blk 116A · 3 ROOM · 25 TO 27 · Model A · 91 years left | 67 sqm | S$650,000 | S$9,701 psm |
| Sept 2025 | Blk 116A · 4 ROOM · 25 TO 27 · Model A · 91 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Sept 2025 | Blk 116A · 4 ROOM · 25 TO 27 · Model A · 91 years left | 93 sqm | S$908,000 | S$9,763 psm |
| Aug 2025 | Blk 116A · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$755,000 | S$8,118 psm |
| May 2025 | Blk 116A · 3 ROOM · 31 TO 33 · Model A · 92 years left | 67 sqm | S$675,000 | S$10,075 psm |
| Apr 2025 | Blk 116A · 3 ROOM · 04 TO 06 · Model A · 92 years left excluded: outlier | 67 sqm | S$550,000 | S$8,209 psm |
| Mar 2025 | Blk 116A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$595,000 | S$8,881 psm |
| Feb 2025 | Blk 116A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2025 | Blk 116A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Dec 2024 | Blk 116A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$608,000 | S$9,075 psm |
| Oct 2024 | Blk 116A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$885,000 | S$9,516 psm |
| Oct 2024 | Blk 116A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$872,888 | S$9,386 psm |
| Oct 2024 | Blk 116A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$653,000 | S$9,746 psm |
| Sept 2024 | Blk 116A · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$905,000 | S$9,731 psm |
| Sept 2024 | Blk 116A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Aug 2024 | Blk 116A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Aug 2024 | Blk 116A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$620,000 | S$9,254 psm |
| Jun 2024 | Blk 116A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$565,000 | S$8,433 psm |
| May 2024 | Blk 116A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$610,000 | S$9,104 psm |
| Apr 2024 | Blk 116A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Apr 2024 | Blk 116A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Mar 2024 | Blk 116A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$875,000 | S$9,409 psm |
| Feb 2024 | Blk 116A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Jan 2024 | Blk 116A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$582,888 | S$8,700 psm |
| Dec 2023 | Blk 116A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$600,000 | S$8,955 psm |
| Dec 2023 | Blk 116A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$585,000 | S$8,731 psm |
| Oct 2023 | Blk 116A · 3 ROOM · 22 TO 24 · Model A · 93 years left | 67 sqm | S$610,000 | S$9,104 psm |
| Oct 2023 | Blk 116A · 3 ROOM · 25 TO 27 · Model A · 93 years left | 67 sqm | S$590,000 | S$8,806 psm |
| Sept 2023 | Blk 116A · 3 ROOM · 22 TO 24 · Model A · 93 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Aug 2023 | Blk 116A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Aug 2023 | Blk 116A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$570,000 | S$8,507 psm |
| May 2023 | Blk 116A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$729,999 | S$7,849 psm |
| Apr 2023 | Blk 116A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Dec 2022 | Blk 116A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Nov 2022 | Blk 116A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Nov 2022 | Blk 116A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Nov 2022 | Blk 116A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$557,888 | S$8,327 psm |
| Sept 2022 | Blk 116A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Aug 2022 | Blk 116A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$553,000 | S$8,254 psm |
| May 2022 | Blk 116A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$721,000 | S$7,753 psm |
| May 2022 | Blk 116A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 67 sqm | S$560,000 | S$8,358 psm |
| May 2022 | Blk 116A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$538,000 | S$8,030 psm |
| Apr 2022 | Blk 116A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Mar 2022 | Blk 116A · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$822,000 | S$8,839 psm |
| Mar 2022 | Blk 116A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Mar 2022 | Blk 116A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jan 2022 | Blk 116A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$654,000 | S$7,032 psm |
| Dec 2021 | Blk 116A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Dec 2021 | Blk 116A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$645,000 | S$6,935 psm |
| Nov 2021 | Blk 116A · 4 ROOM · 28 TO 30 · Model A · 95 years left excluded: outlier | 93 sqm | S$818,000 | S$8,796 psm |
| Nov 2021 | Blk 116A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Oct 2021 | Blk 116A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$735,000 | S$7,903 psm |
Showing 58 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 116A · 4 ROOM | S$3,800 | — |
| Mar 2026 | Blk 116A · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 116A · 3 ROOM | S$3,400 | — |
| Sept 2025 | Blk 116A · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 116A · 3 ROOM | S$3,200 | — |
| Dec 2024 | Blk 116A · 4 ROOM | S$3,700 | — |
| Jun 2024 | Blk 116A · 4 ROOM | S$4,200 | — |
| May 2024 | Blk 116A · 4 ROOM | S$3,800 | — |
| Apr 2024 | Blk 116A · 4 ROOM | S$3,700 | — |
| Nov 2023 | Blk 116A · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 116A · 3 ROOM | S$3,250 | — |
| Sept 2023 | Blk 116A · 3 ROOM | S$3,500 | — |
| Aug 2023 | Blk 116A · 4 ROOM | S$4,200 | — |
| Aug 2023 | Blk 116A · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 116A · 4 ROOM | S$3,400 | — |
| May 2023 | Blk 116A · 4 ROOM | S$3,400 | — |
| Mar 2023 | Blk 116A · 3 ROOM | S$3,800 | — |
| Feb 2022 | Blk 116A · 3 ROOM | S$3,000 | — |
| Sept 2021 | Blk 116A · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 116A · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 116A · 4 ROOM | S$2,800 | — |
| Jun 2021 | Blk 116A · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 116A · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 116A · 4 ROOM | S$2,450 | — |
| Apr 2021 | Blk 116A · 4 ROOM | S$2,900 | — |
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 89 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 | 84 years | S$824,373 | S$910,174 | S$985,736 | S$1,002,975 |
| 10 years | 79 years | S$770,513 | S$939,251 | S$1,101,676 | S$1,140,547 |
| 20 years | 69 years | S$697,580 | S$1,036,567 | S$1,426,074 | S$1,528,483 |
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 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.