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HDB · 520401

Blk 401 Tampines St 41

Project page · 99-year lease from 1985

Indicative value range
S$550,000 – S$579,000
Indicative mid S$562,619 · S$6,698 psm

Based on 10 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 41407 TO 0984 sqmS$580,000S$6,905 psm×1.000S$6,905 psm
Aug 2026Blk 43204 TO 0684 sqmS$530,000S$6,310 psm×1.000S$6,310 psm
Aug 2026Blk 42507 TO 0984 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Jun 2026Blk 41404 TO 0684 sqmS$560,000S$6,667 psm×1.000S$6,667 psm
Jun 2026Blk 41910 TO 1284 sqmS$576,000S$6,857 psm×1.000S$6,857 psm
May 2026Blk 43207 TO 0984 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Apr 2026Blk 41601 TO 0384 sqmS$535,000S$6,369 psm×1.000S$6,369 psm
Apr 2026Blk 40607 TO 0989 sqmS$621,000S$6,978 psm×1.000S$6,978 psm
Dec 2025Blk 40604 TO 0689 sqmS$618,888S$6,954 psm×0.996S$6,926 psm
Nov 2025Blk 42201 TO 0390 sqmS$608,000S$6,756 psm×0.996S$6,729 psm

How accurate is this estimate for Tampines St 41?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 75 sales in Tampines St 41 since.

Median error
3.1%

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.

6.83% gross yield

S$38,400 of rent a year against the estimate above · 0.23 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 27 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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

ApprovedBlockFlatRent a month
Sept 20264194 ROOMS$3,350
Aug 20264064 ROOMS$3,200
Aug 20264094 ROOMS$2,900
Jul 20264044 ROOMS$3,100
Jun 20264324 ROOMS$4,000
Jun 20264214 ROOMS$3,000
Jun 20264144 ROOMS$3,000
Jun 20264094 ROOMS$2,900

median of 27 HDB rental approvals for 4 ROOM on Tampines St 41 since 2025-10.

Buying or selling at S$562,619?

Buying: Stamp duty on S$562,619 · Cash and CPF needed on S$562,619 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$562,619.

Each opens with this figure filled in; change anything there.

Primary schools near 401 Tampines St 41

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Blk 401 · 5 ROOM · 10 TO 12 · Improved · 59 years left
excluded: outlier
122 sqmS$890,000S$7,295 psm
Sept 2025
Blk 401 · 4 ROOM · 07 TO 09 · Simplified · 59 years left
84 sqmS$616,000S$7,333 psm
Jul 2025
Blk 401 · 4 ROOM · 01 TO 03 · Simplified · 59 years left
84 sqmS$565,000S$6,726 psm
Apr 2025
Blk 401 · 5 ROOM · 10 TO 12 · Improved · 60 years left
123 sqmS$830,000S$6,748 psm
Mar 2025
Blk 401 · 4 ROOM · 01 TO 03 · Simplified · 60 years left
84 sqmS$565,000S$6,726 psm
Sept 2024
Blk 401 · 5 ROOM · 01 TO 03 · Improved · 60 years left
122 sqmS$715,000S$5,861 psm
Apr 2024
Blk 401 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$560,000S$6,667 psm
Apr 2024
Blk 401 · 4 ROOM · 01 TO 03 · Simplified · 61 years left
84 sqmS$535,000S$6,369 psm
Aug 2023
Blk 401 · 5 ROOM · 07 TO 09 · Improved · 61 years left
122 sqmS$690,000S$5,656 psm
Jul 2022
Blk 401 · 5 ROOM · 04 TO 06 · Improved · 62 years left
123 sqmS$636,000S$5,171 psm
Feb 2022
Blk 401 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$493,000S$5,869 psm
Jan 2022
Blk 401 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$480,000S$5,714 psm
Dec 2021
Blk 401 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$460,888S$5,487 psm
Oct 2021
Blk 401 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$438,000S$5,214 psm
See more

Showing 14 of 60.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$537,073S$592,972S$642,201S$653,432
10 years47 yearsS$510,020S$621,711S$729,224S$754,954
20 years37 yearsS$448,362S$666,242S$916,594S$982,416

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.