Blk 116B Jln Tenteram
Project page · 99-year lease from 2017
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 116b 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) · 479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 638 m · no 2025 Phase 2C ballot
- Hong Wen School · 653 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,130 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,448 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,733 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Cedar Primary School · 1,761 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,923 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Farrer Park Primary School · 1,931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Primary (Toa Payoh) (girls) · 1,970 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 116B · 3 ROOM · 25 TO 27 · Model A · 90 years left | 67 sqm | S$690,088 | S$10,300 psm |
| Aug 2026 | Blk 116B · 3 ROOM · 22 TO 24 · Model A · 90 years left | 67 sqm | S$680,006 | S$10,149 psm |
| Jun 2026 | Blk 116B · 3 ROOM · 28 TO 30 · Model A · 91 years left | 67 sqm | S$704,000 | S$10,507 psm |
| Mar 2026 | Blk 116B · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Mar 2026 | Blk 116B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$598,000 | S$8,925 psm |
| Feb 2026 | Blk 116B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Feb 2026 | Blk 116B · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$670,000 | S$10,000 psm |
| Dec 2025 | Blk 116B · 3 ROOM · 25 TO 27 · Model A · 91 years left | 67 sqm | S$685,000 | S$10,224 psm |
| Dec 2025 | Blk 116B · 3 ROOM · 19 TO 21 · Model A · 91 years left | 67 sqm | S$692,888 | S$10,342 psm |
| Dec 2025 | Blk 116B · 3 ROOM · 19 TO 21 · Model A · 91 years left | 67 sqm | S$675,000 | S$10,075 psm |
| Sept 2025 | Blk 116B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$625,000 | S$9,328 psm |
| Jul 2025 | Blk 116B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Jul 2025 | Blk 116B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Jul 2025 | Blk 116B · 4 ROOM · 28 TO 30 · Model A · 91 years left | 93 sqm | S$900,000 | S$9,677 psm |
| May 2025 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$895,000 | S$9,624 psm |
| May 2025 | Blk 116B · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$668,000 | S$9,970 psm |
| May 2025 | Blk 116B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$630,000 | S$9,403 psm |
| Apr 2025 | Blk 116B · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$913,888 | S$9,827 psm |
| Apr 2025 | Blk 116B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$620,000 | S$9,254 psm |
| Apr 2025 | Blk 116B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$649,000 | S$9,687 psm |
| Jan 2025 | Blk 116B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$906,000 | S$9,742 psm |
| Dec 2024 | Blk 116B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$585,000 | S$8,731 psm |
| Nov 2024 | Blk 116B · 3 ROOM · 22 TO 24 · Model A · 92 years left | 67 sqm | S$680,000 | S$10,149 psm |
| Sept 2024 | Blk 116B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Aug 2024 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Aug 2024 | Blk 116B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Aug 2024 | Blk 116B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Jul 2024 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Jul 2024 | Blk 116B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$595,000 | S$8,881 psm |
| Jul 2024 | Blk 116B · 3 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 67 sqm | S$540,000 | S$8,060 psm |
| Jun 2024 | Blk 116B · 4 ROOM · 31 TO 33 · Model A · 93 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Jun 2024 | Blk 116B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$710,000 | S$7,634 psm |
| May 2024 | Blk 116B · 3 ROOM · 25 TO 27 · Model A · 93 years left | 67 sqm | S$620,800 | S$9,266 psm |
| Apr 2024 | Blk 116B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$541,880 | S$8,088 psm |
| Feb 2024 | Blk 116B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$588,000 | S$8,776 psm |
| Nov 2023 | Blk 116B · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$822,000 | S$8,839 psm |
| Nov 2023 | Blk 116B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$544,888 | S$8,133 psm |
| Aug 2023 | Blk 116B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$798,000 | S$8,581 psm |
| Jul 2023 | Blk 116B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$790,800 | S$8,503 psm |
| May 2023 | Blk 116B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| May 2023 | Blk 116B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$778,888 | S$8,375 psm |
| Apr 2023 | Blk 116B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$783,000 | S$8,419 psm |
| Apr 2023 | Blk 116B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jan 2023 | Blk 116B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Nov 2022 | Blk 116B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Nov 2022 | Blk 116B · 3 ROOM · 22 TO 24 · Model A · 94 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Sept 2022 | Blk 116B · 3 ROOM · 28 TO 30 · Model A · 94 years left | 67 sqm | S$580,000 | S$8,657 psm |
| Jul 2022 | Blk 116B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$688,888 | S$7,407 psm |
| Jun 2022 | Blk 116B · 3 ROOM · 28 TO 30 · Model A · 95 years left | 67 sqm | S$568,000 | S$8,478 psm |
| May 2022 | Blk 116B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$563,000 | S$8,403 psm |
| Apr 2022 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Mar 2022 | Blk 116B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Mar 2022 | Blk 116B · 3 ROOM · 28 TO 30 · Model A · 95 years left | 67 sqm | S$568,000 | S$8,478 psm |
| Jan 2022 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Dec 2021 | Blk 116B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Oct 2021 | Blk 116B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$733,000 | S$7,882 psm |
| Oct 2021 | Blk 116B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$531,000 | S$7,925 psm |
Showing 57 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 116B · 4 ROOM | S$4,200 | — |
| Aug 2026 | Blk 116B · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 116B · 4 ROOM | S$3,650 | — |
| Aug 2025 | Blk 116B · 4 ROOM | S$4,200 | — |
| Feb 2025 | Blk 116B · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 116B · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 116B · 4 ROOM | S$3,850 | — |
| Jun 2024 | Blk 116B · 4 ROOM | S$4,200 | — |
| Jun 2024 | Blk 116B · 4 ROOM | S$3,650 | — |
| Aug 2023 | Blk 116B · 4 ROOM | S$4,200 | — |
| Dec 2022 | Blk 116B · 4 ROOM | S$4,100 | — |
| Aug 2022 | Blk 116B · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 116B · 4 ROOM | S$3,300 | — |
| Dec 2021 | Blk 116B · 3 ROOM | S$2,400 | — |
| Sept 2021 | Blk 116B · 4 ROOM | S$2,800 | — |
| Jul 2021 | Blk 116B · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 116B · 3 ROOM | S$2,100 | — |
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.