Blk 402 Tampines St 41
Project page · 99-year lease from 1985
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 418 | 01 TO 03 | 105 sqm | S$620,000 | S$5,905 psm | ×1.000 | S$5,905 psm |
| Jun 2026 | Blk 432 | 10 TO 12 | 103 sqm | S$605,000 | S$5,874 psm | ×1.000 | S$5,874 psm |
| May 2026 | Blk 418 | 04 TO 06 | 105 sqm | S$588,000 | S$5,600 psm | ×1.000 | S$5,600 psm |
| Apr 2026 | Blk 406 | 07 TO 09 | 89 sqm | S$621,000 | S$6,978 psm | ×1.000 | S$6,978 psm |
| Apr 2026 | Blk 409 | 07 TO 09 | 103 sqm | S$662,000 | S$6,427 psm | ×1.000 | S$6,427 psm |
| Apr 2026 | Blk 418 | 01 TO 03 | 104 sqm | S$615,000 | S$5,913 psm | ×1.000 | S$5,913 psm |
| Mar 2026 | Blk 421 | 01 TO 03 | 104 sqm | S$605,000 | S$5,817 psm | ×0.997 | S$5,800 psm |
| Dec 2025 | Blk 421 | 07 TO 09 | 104 sqm | S$645,888 | S$6,210 psm | ×0.996 | S$6,186 psm |
| Dec 2025 | Blk 406 | 04 TO 06 | 89 sqm | S$618,888 | S$6,954 psm | ×0.996 | S$6,926 psm |
| Dec 2025 | Blk 418 | 01 TO 03 | 104 sqm | S$620,000 | S$5,962 psm | ×0.996 | S$5,938 psm |
| Nov 2025 | Blk 422 | 01 TO 03 | 90 sqm | S$608,000 | S$6,756 psm | ×0.996 | S$6,729 psm |
| Nov 2025 | Blk 418 | 07 TO 09 | 105 sqm | S$651,000 | S$6,200 psm | ×0.996 | S$6,176 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.
6.10% gross yield
S$38,400 of rent a year against the estimate above · 0.96 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 419 | 4 ROOM | S$3,350 |
| Aug 2026 | 406 | 4 ROOM | S$3,200 |
| Aug 2026 | 409 | 4 ROOM | S$2,900 |
| Jul 2026 | 404 | 4 ROOM | S$3,100 |
| Jun 2026 | 432 | 4 ROOM | S$4,000 |
| Jun 2026 | 421 | 4 ROOM | S$3,000 |
| Jun 2026 | 414 | 4 ROOM | S$3,000 |
| Jun 2026 | 409 | 4 ROOM | S$2,900 |
median of 27 HDB rental approvals for 4 ROOM on Tampines St 41 since 2025-10.
Buying or selling at S$629,916?
Buying: Stamp duty on S$629,916 · Cash and CPF needed on S$629,916 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$629,916.
Each opens with this figure filled in; change anything there.
Primary schools near 402 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
- Gongshang Primary School · 321 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 450 m · no 2025 Phase 2C ballot
- Tampines Primary School · 740 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 815 m · no 2025 Phase 2C ballot
- Yumin Primary School · 815 m · no 2025 Phase 2C ballot
- Angsana Primary School · 905 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,030 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 1,149 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,180 m · balloted in 2025 Phase 2C (PRs within 1 km)
- East Spring Primary School · 1,806 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,868 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,885 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 402 · 3 ROOM | S$2,150 | — |
| Feb 2026 | Blk 402 · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 402 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 402 · 3 ROOM | S$1,800 | — |
| May 2025 | Blk 402 · 3 ROOM | S$2,100 | — |
| Jan 2025 | Blk 402 · 4 ROOM | S$3,800 | — |
| Sept 2024 | Blk 402 · 4 ROOM | S$3,450 | — |
| May 2024 | Blk 402 · 3 ROOM | S$1,950 | — |
| Aug 2023 | Blk 402 · 4 ROOM | S$3,450 | — |
| Jul 2023 | Blk 402 · 3 ROOM | S$1,800 | — |
| Jun 2023 | Blk 402 · 3 ROOM | S$1,950 | — |
| Feb 2023 | Blk 402 · 4 ROOM | S$3,800 | — |
| Dec 2022 | Blk 402 · 4 ROOM | S$4,000 | — |
| Aug 2022 | Blk 402 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 402 · 3 ROOM | S$1,600 | — |
| Mar 2022 | Blk 402 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 402 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 402 · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 402 · 3 ROOM | S$1,600 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$601,315 | S$663,900 | S$719,017 | S$731,591 |
| 10 years | 47 years | S$571,025 | S$696,077 | S$816,450 | S$845,257 |
| 20 years | 37 years | S$501,992 | S$745,934 | S$1,026,231 | S$1,099,927 |
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.