HDB · 321117
Blk 117A Jln Tenteram
Project page · 99-year lease from 2017
Indicative value range
S$860,455 – S$900,337
Indicative mid S$867,433 · S$9,327 psm
Based on 9 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.
| 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 |
| Apr 2026 | Blk 117B | 25 TO 27 | 93 sqm | S$918,888 | S$9,881 psm | ×1.000 | S$9,881 psm |
| Mar 2026 | Blk 116B | 19 TO 21 | 93 sqm | S$868,000 | S$9,333 psm | ×0.997 | S$9,306 psm |
| Mar 2026 | Blk 117B | 16 TO 18 | 93 sqm | S$903,000 | S$9,710 psm | ×0.997 | S$9,681 psm |
| Feb 2026 | Blk 116B | 13 TO 15 | 93 sqm | S$870,000 | S$9,355 psm | ×0.997 | S$9,327 psm |
| Jan 2026 | Blk 117A | 13 TO 15 | 93 sqm | S$863,000 | S$9,280 psm | ×0.997 | S$9,252 psm |
| Dec 2025 | Blk 117B | 04 TO 06 | 93 sqm | S$820,000 | S$8,817 psm | ×0.996 | S$8,783 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.
4.84% gross yield
S$42,000 of rent a year against the estimate above · 0.73 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$867,433?
Buying: Stamp duty on S$867,433 · Cash and CPF needed on S$867,433 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$867,433.
Each opens with this figure filled in; change anything there.
Primary schools near 117a 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) · 404 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 676 m · no 2025 Phase 2C ballot
- Hong Wen School · 737 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,083 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- First Toa Payoh Primary School · 1,389 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,694 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,722 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,986 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,996 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 117A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$578,888 | S$8,640 psm |
| Sept 2026 | Blk 117A · 3 ROOM · 25 TO 27 · Model A · 90 years left | 67 sqm | S$670,000 | S$10,000 psm |
| Sept 2026 | Blk 117A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$615,000 | S$9,179 psm |
| Aug 2026 | Blk 117A · 3 ROOM · 25 TO 27 · Model A · 90 years left | 67 sqm | S$680,000 | S$10,149 psm |
| Jan 2026 | Blk 117A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$863,000 | S$9,280 psm |
| Dec 2025 | Blk 117A · 3 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 67 sqm | S$550,000 | S$8,209 psm |
| Sept 2025 | Blk 117A · 3 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 67 sqm | S$540,000 | S$8,060 psm |
| Aug 2025 | Blk 117A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$805,000 | S$8,656 psm |
| May 2025 | Blk 117A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$855,000 | S$9,194 psm |
| May 2025 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Apr 2025 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Mar 2025 | Blk 117A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$812,000 | S$8,731 psm |
| Feb 2025 | Blk 117A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$615,000 | S$9,179 psm |
| Nov 2024 | Blk 117A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$808,288 | S$8,691 psm |
| Aug 2024 | Blk 117A · 3 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 67 sqm | S$510,000 | S$7,612 psm |
| Jul 2024 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$885,000 | S$9,516 psm |
| Jul 2024 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Jun 2024 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$602,000 | S$8,985 psm |
| May 2024 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Apr 2024 | Blk 117A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$735,000 | S$7,903 psm |
| Apr 2024 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$618,000 | S$9,224 psm |
| Mar 2024 | Blk 117A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Mar 2024 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$598,000 | S$8,925 psm |
| Mar 2024 | Blk 117A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$574,000 | S$8,567 psm |
| Jan 2024 | Blk 117A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$812,000 | S$8,731 psm |
| Jan 2024 | Blk 117A · 3 ROOM · 28 TO 30 · Model A · 93 years left | 67 sqm | S$595,000 | S$8,881 psm |
| Jan 2024 | Blk 117A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$528,888 | S$7,894 psm |
| Dec 2023 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Dec 2023 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Nov 2023 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Nov 2023 | Blk 117A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Nov 2023 | Blk 117A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$526,888 | S$7,864 psm |
| Oct 2023 | Blk 117A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Sept 2023 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Sept 2023 | Blk 117A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Sept 2023 | Blk 117A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$735,000 | S$7,903 psm |
| Sept 2023 | Blk 117A · 3 ROOM · 19 TO 21 · Model A · 93 years left | 67 sqm | S$590,000 | S$8,806 psm |
| Sept 2023 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Aug 2023 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$590,000 | S$8,806 psm |
| Aug 2023 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$585,800 | S$8,743 psm |
| Aug 2023 | Blk 117A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Jul 2023 | Blk 117A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Jun 2023 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Jun 2023 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jun 2023 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jun 2023 | Blk 117A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$528,888 | S$7,894 psm |
| May 2023 | Blk 117A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Apr 2023 | Blk 117A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$823,000 | S$8,849 psm |
| Apr 2023 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$568,000 | S$8,478 psm |
| Apr 2023 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Mar 2023 | Blk 117A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$548,888 | S$8,192 psm |
| Jan 2023 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Jan 2023 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$740,889 | S$7,967 psm |
| Jan 2023 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$559,000 | S$8,343 psm |
| Dec 2022 | Blk 117A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$783,888 | S$8,429 psm |
| Dec 2022 | Blk 117A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Oct 2022 | Blk 117A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Oct 2022 | Blk 117A · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 67 sqm | S$505,000 | S$7,537 psm |
| Sept 2022 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Sept 2022 | Blk 117A · 3 ROOM · 25 TO 27 · Model A · 94 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Aug 2022 | Blk 117A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jul 2022 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Jul 2022 | Blk 117A · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$678,000 | S$7,290 psm |
| May 2022 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| May 2022 | Blk 117A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
| May 2022 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$558,000 | S$8,328 psm |
| Apr 2022 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$731,888 | S$7,870 psm |
| Apr 2022 | Blk 117A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Apr 2022 | Blk 117A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$548,888 | S$8,192 psm |
| Mar 2022 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$783,000 | S$8,419 psm |
| Mar 2022 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Mar 2022 | Blk 117A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Mar 2022 | Blk 117A · 3 ROOM · 25 TO 27 · Model A · 95 years left | 67 sqm | S$565,000 | S$8,433 psm |
| Mar 2022 | Blk 117A · 3 ROOM · 25 TO 27 · Model A · 95 years left | 67 sqm | S$533,000 | S$7,955 psm |
| Feb 2022 | Blk 117A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$778,500 | S$8,371 psm |
| Jan 2022 | Blk 117A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$735,000 | S$7,903 psm |
| Jan 2022 | Blk 117A · 4 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 93 sqm | S$688,000 | S$7,398 psm |
| Jan 2022 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Dec 2021 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Dec 2021 | Blk 117A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Dec 2021 | Blk 117A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Dec 2021 | Blk 117A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$640,000 | S$6,882 psm |
| Dec 2021 | Blk 117A · 3 ROOM · 28 TO 30 · Model A · 95 years left | 67 sqm | S$580,000 | S$8,657 psm |
| Dec 2021 | Blk 117A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Nov 2021 | Blk 117A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$758,888 | S$8,160 psm |
| Nov 2021 | Blk 117A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Nov 2021 | Blk 117A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Nov 2021 | Blk 117A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$685,000 | S$7,366 psm |
| Oct 2021 | Blk 117A · 3 ROOM · 28 TO 30 · Model A · 95 years left | 67 sqm | S$548,888 | S$8,192 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 117A · 3 ROOM | S$3,250 | — |
| Aug 2026 | Blk 117A · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 117A · 3 ROOM | S$3,300 | — |
| Jul 2026 | Blk 117A · 4 ROOM | S$2,530 | — |
| Mar 2026 | Blk 117A · 3 ROOM | S$3,500 | — |
| Feb 2026 | Blk 117A · 3 ROOM | S$3,100 | — |
| Jul 2025 | Blk 117A · 3 ROOM | S$3,300 | — |
| Jun 2025 | Blk 117A · 4 ROOM | S$3,560 | — |
| Apr 2025 | Blk 117A · 3 ROOM | S$3,500 | — |
| Sept 2024 | Blk 117A · 3 ROOM | S$3,025 | — |
| Jun 2024 | Blk 117A · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 117A · 3 ROOM | S$3,200 | — |
| Nov 2022 | Blk 117A · 4 ROOM | S$3,600 | — |
| Dec 2021 | Blk 117A · 4 ROOM | S$2,500 | — |
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$814,451 | S$899,220 | S$973,873 | S$990,905 |
| 10 years | 79 years | S$761,240 | S$927,947 | S$1,088,417 | S$1,126,820 |
| 20 years | 69 years | S$689,184 | S$1,024,092 | S$1,408,911 | S$1,510,088 |
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.