Blk 356 Tampines St 33
Project page · 99-year lease from 1996
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 356 | 10 TO 12 | 124 sqm | S$735,000 | S$5,927 psm | ×1.000 | S$5,927 psm |
| Mar 2026 | Blk 356 | 07 TO 09 | 125 sqm | S$700,000 | S$5,600 psm | ×0.997 | S$5,583 psm |
| Jan 2026 | Blk 356 | 07 TO 09 | 125 sqm | S$685,000 | S$5,480 psm | ×0.997 | S$5,464 psm |
| Jan 2026 | Blk 356 | 07 TO 09 | 124 sqm | S$730,000 | S$5,887 psm | ×0.997 | S$5,870 psm |
How accurate is this estimate for Tampines St 33?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 51 sales in Tampines St 33 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.
6.03% gross yield
S$43,200 of rent a year against the estimate above · 0.35 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 338 | 5 ROOM | S$4,000 |
| Jun 2026 | 355 | 5 ROOM | S$3,600 |
| May 2026 | 358 | 5 ROOM | S$4,000 |
| May 2026 | 352 | 5 ROOM | S$3,800 |
| May 2026 | 353 | 5 ROOM | S$3,600 |
| May 2026 | 345 | 5 ROOM | S$3,500 |
| Apr 2026 | 349 | 5 ROOM | S$3,600 |
| Apr 2026 | 353 | 5 ROOM | S$3,400 |
median of 23 HDB rental approvals for 5 ROOM on Tampines St 33 since 2025-10.
Buying or selling at S$715,825?
Buying: Stamp duty on S$715,825 · Cash and CPF needed on S$715,825 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,825.
Each opens with this figure filled in; change anything there.
Primary schools near 356 Tampines St 33
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
- East Spring Primary School · 78 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,119 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,153 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,153 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,301 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,480 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,769 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,894 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 356 · 5 ROOM · 10 TO 12 · Improved · 69 years left | 124 sqm | S$735,000 | S$5,927 psm |
| Mar 2026 | Blk 356 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 125 sqm | S$700,000 | S$5,600 psm |
| Jan 2026 | Blk 356 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 124 sqm | S$730,000 | S$5,887 psm |
| Jan 2026 | Blk 356 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 125 sqm | S$685,000 | S$5,480 psm |
| Apr 2024 | Blk 356 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 125 sqm | S$635,000 | S$5,080 psm |
| Mar 2024 | Blk 356 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 124 sqm | S$640,000 | S$5,161 psm |
| Dec 2023 | Blk 356 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 125 sqm | S$645,000 | S$5,160 psm |
| Dec 2022 | Blk 356 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 124 sqm | S$600,000 | S$4,839 psm |
| Oct 2022 | Blk 356 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 125 sqm | S$632,000 | S$5,056 psm |
| Aug 2022 | Blk 356 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 125 sqm | S$570,000 | S$4,560 psm |
Showing 10 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 356 · 5 ROOM | S$3,800 | — |
| Sept 2025 | Blk 356 · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 356 · 5 ROOM | S$3,600 | — |
| Mar 2025 | Blk 356 · 5 ROOM | S$3,900 | — |
| Feb 2025 | Blk 356 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 356 · 5 ROOM | S$2,000 | — |
| Jun 2024 | Blk 356 · 5 ROOM | S$3,900 | — |
| Jun 2024 | Blk 356 · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 356 · 5 ROOM | S$3,600 | — |
| Oct 2023 | Blk 356 · 5 ROOM | S$2,000 | — |
| Sept 2023 | Blk 356 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 356 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 356 · 5 ROOM | S$3,800 | — |
| Feb 2023 | Blk 356 · 5 ROOM | S$3,600 | — |
| Jun 2022 | Blk 356 · 5 ROOM | S$2,300 | — |
| Mar 2022 | Blk 356 · 5 ROOM | S$3,200 | — |
| Mar 2022 | Blk 356 · 5 ROOM | S$2,700 | — |
| Feb 2022 | Blk 356 · 5 ROOM | S$3,000 | — |
| Sept 2021 | Blk 356 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 356 · 5 ROOM | S$2,450 | — |
| Apr 2021 | Blk 356 · 5 ROOM | S$2,200 | — |
| Apr 2021 | Blk 356 · 5 ROOM | S$2,000 | — |
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 68 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 | 63 years | S$693,476 | S$765,653 | S$829,217 | S$843,719 |
| 10 years | 58 years | S$669,062 | S$815,582 | S$956,622 | S$990,375 |
| 20 years | 48 years | S$606,512 | S$901,245 | S$1,239,903 | S$1,328,943 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.