Blk 391 Tampines Ave 7
Project page · 99-year lease from 1994
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 393 | 04 TO 06 | 127 sqm | S$848,000 | S$6,677 psm | ×1.000 | S$6,677 psm |
| Aug 2026 | Blk 393 | 10 TO 12 | 127 sqm | S$838,000 | S$6,598 psm | ×1.000 | S$6,598 psm |
| May 2026 | Blk 394 | 04 TO 06 | 127 sqm | S$845,000 | S$6,654 psm | ×1.000 | S$6,654 psm |
| Apr 2026 | Blk 393 | 04 TO 06 | 121 sqm | S$808,000 | S$6,678 psm | ×1.000 | S$6,678 psm |
| Feb 2026 | Blk 395 | 04 TO 06 | 121 sqm | S$822,000 | S$6,793 psm | ×0.997 | S$6,773 psm |
| Feb 2026 | Blk 391 | 04 TO 06 | 137 sqm | S$830,000 | S$6,058 psm | ×0.997 | S$6,041 psm |
| Feb 2026 | Blk 390 | 10 TO 12 | 124 sqm | S$835,000 | S$6,734 psm | ×0.997 | S$6,714 psm |
| Jan 2026 | Blk 390 | 07 TO 09 | 124 sqm | S$808,000 | S$6,516 psm | ×0.997 | S$6,497 psm |
| Dec 2025 | Blk 393 | 10 TO 12 | 128 sqm | S$850,000 | S$6,641 psm | ×0.996 | S$6,615 psm |
How accurate is this estimate for Tampines Ave 7?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Tampines Ave 7 since.
- Median error
- 4.8%
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.
5.35% gross yield
S$45,600 of rent a year against the estimate above · 0.33 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 11 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 | 390 | 5 ROOM | S$3,800 |
| Apr 2026 | 394 | 5 ROOM | S$4,000 |
| Feb 2026 | 393 | 5 ROOM | S$4,200 |
| Jan 2026 | 396 | 5 ROOM | S$4,100 |
| Dec 2025 | 393 | 5 ROOM | S$4,000 |
| Dec 2025 | 396 | 5 ROOM | S$3,750 |
| Dec 2025 | 393 | 5 ROOM | S$3,500 |
| Nov 2025 | 396 | 5 ROOM | S$3,800 |
median of 11 HDB rental approvals for 5 ROOM on Tampines Ave 7 since 2025-10.
Buying or selling at S$851,653?
Buying: Stamp duty on S$851,653 · Cash and CPF needed on S$851,653 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$851,653.
Each opens with this figure filled in; change anything there.
Primary schools near 391 Tampines Ave 7
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 · 432 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 857 m · no 2025 Phase 2C ballot
- Yumin Primary School · 857 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 890 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- White Sands Primary School · 1,055 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines North Primary School · 1,075 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 1,573 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,709 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,823 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 391 · 5 ROOM · 04 TO 06 · Model A · 67 years left | 137 sqm | S$830,000 | S$6,058 psm |
| May 2025 | Blk 391 · 5 ROOM · 07 TO 09 · Improved · 68 years left | 123 sqm | S$808,889 | S$6,576 psm |
| Dec 2024 | Blk 391 · 5 ROOM · 04 TO 06 · Improved · 68 years left | 127 sqm | S$750,000 | S$5,906 psm |
| Aug 2024 | Blk 391 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 104 sqm | S$623,000 | S$5,990 psm |
| Jul 2024 | Blk 391 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 128 sqm | S$725,000 | S$5,664 psm |
| Oct 2023 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 105 sqm | S$587,000 | S$5,590 psm |
| Mar 2023 | Blk 391 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 128 sqm | S$698,000 | S$5,453 psm |
| Jan 2023 | Blk 391 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 127 sqm | S$683,000 | S$5,378 psm |
| Dec 2022 | Blk 391 · 5 ROOM · 01 TO 03 · Model A · 70 years left | 137 sqm | S$680,000 | S$4,964 psm |
| Aug 2022 | Blk 391 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 127 sqm | S$645,000 | S$5,079 psm |
| Apr 2022 | Blk 391 · 5 ROOM · 07 TO 09 · Model A · 71 years left | 137 sqm | S$708,000 | S$5,168 psm |
Showing 11 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 391 · 4 ROOM | S$3,600 | — |
| Jun 2026 | Blk 391 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 391 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 391 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 391 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 391 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 391 · 4 ROOM | S$2,700 | — |
| May 2023 | Blk 391 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 391 · 4 ROOM | S$2,350 | — |
| Mar 2022 | Blk 391 · 5 ROOM | S$2,000 | — |
| Oct 2021 | Blk 391 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 391 · 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 66 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 | 61 years | S$825,063 | S$910,936 | S$986,561 | S$1,003,815 |
| 10 years | 56 years | S$796,016 | S$970,339 | S$1,138,141 | S$1,178,299 |
| 20 years | 46 years | S$721,598 | S$1,072,257 | S$1,475,175 | S$1,581,110 |
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.