Blk 395 Tampines Ave 7
Project page · 99-year lease from 1994
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 395 | 01 TO 03 | 105 sqm | S$653,000 | S$6,219 psm | ×1.000 | S$6,219 psm |
| Mar 2026 | Blk 395 | 04 TO 06 | 107 sqm | S$652,000 | S$6,093 psm | ×0.997 | S$6,075 psm |
| Sept 2025 | Blk 393 | 07 TO 09 | 105 sqm | S$670,000 | S$6,381 psm | ×0.996 | S$6,353 psm |
| Jun 2025 | Blk 392 | 10 TO 12 | 106 sqm | S$690,000 | S$6,509 psm | ×1.000 | S$6,506 psm |
| Mar 2025 | Blk 392 | 04 TO 06 | 104 sqm | S$670,000 | S$6,442 psm | ×1.009 | S$6,500 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.
6.66% gross yield
S$44,400 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 |
|---|---|---|---|
| Aug 2026 | 390 | 4 ROOM | S$3,700 |
| Jun 2026 | 391 | 4 ROOM | S$3,600 |
| Jun 2026 | 391 | 4 ROOM | S$3,500 |
| Apr 2026 | 396 | 4 ROOM | S$3,700 |
| Mar 2026 | 395 | 4 ROOM | S$3,700 |
| Dec 2025 | 395 | 4 ROOM | S$3,300 |
| Oct 2025 | 390 | 4 ROOM | S$3,700 |
median of 7 HDB rental approvals for 4 ROOM on Tampines Ave 7 since 2025-10.
Buying or selling at S$667,040?
Buying: Stamp duty on S$667,040 · Cash and CPF needed on S$667,040 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$667,040.
Each opens with this figure filled in; change anything there.
Primary schools near 395 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 · 634 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 678 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 699 m · no 2025 Phase 2C ballot
- Yumin Primary School · 699 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 880 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,127 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,394 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,670 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,795 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,893 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,972 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Angsana Primary School · 1,992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 395 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 105 sqm | S$653,000 | S$6,219 psm |
| Mar 2026 | Blk 395 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 107 sqm | S$652,000 | S$6,093 psm |
| Feb 2026 | Blk 395 · 5 ROOM · 04 TO 06 · Improved · 68 years left | 121 sqm | S$822,000 | S$6,793 psm |
| Apr 2023 | Blk 395 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 126 sqm | S$690,000 | S$5,476 psm |
| Mar 2023 | Blk 395 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 105 sqm | S$580,000 | S$5,524 psm |
| Mar 2022 | Blk 395 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 105 sqm | S$510,000 | S$4,857 psm |
Showing 6 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 395 · 4 ROOM | S$3,700 | — |
| Dec 2025 | Blk 395 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 395 · 5 ROOM | S$2,800 | — |
| Jun 2025 | Blk 395 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 395 · 5 ROOM | S$3,500 | — |
| Mar 2025 | Blk 395 · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 395 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 395 · 4 ROOM | S$3,700 | — |
| Aug 2023 | Blk 395 · 5 ROOM | S$2,800 | — |
| Dec 2022 | Blk 395 · 4 ROOM | S$3,400 | — |
| Mar 2022 | Blk 395 · 4 ROOM | S$2,800 | — |
| Sept 2021 | Blk 395 · 5 ROOM | S$2,800 | — |
| Sept 2021 | Blk 395 · 4 ROOM | S$2,608 | — |
| Jan 2021 | Blk 395 · 4 ROOM | S$2,200 | — |
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$646,213 | S$713,472 | S$772,704 | S$786,218 |
| 10 years | 56 years | S$623,463 | S$759,998 | S$891,425 | S$922,878 |
| 20 years | 46 years | S$565,177 | S$839,823 | S$1,155,400 | S$1,238,372 |
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.