Blk 406 Tampines St 41
Project page · 99-year lease from 1986
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 406 | 10 TO 12 | 64 sqm | S$495,000 | S$7,734 psm | ×1.000 | S$7,734 psm |
| Jun 2026 | Blk 406 | 04 TO 06 | 64 sqm | S$490,000 | S$7,656 psm | ×1.000 | S$7,656 psm |
| Apr 2026 | Blk 406 | 07 TO 09 | 64 sqm | S$508,888 | S$7,951 psm | ×1.000 | S$7,951 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.
6.79% gross yield
S$33,600 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 80 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.09%, from 26 blocks.
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 | 420 | 3 ROOM | S$3,000 |
| Sept 2026 | 406 | 3 ROOM | S$3,000 |
| Sept 2026 | 420 | 3 ROOM | S$2,900 |
| Sept 2026 | 408 | 3 ROOM | S$2,800 |
| Sept 2026 | 405 | 3 ROOM | S$2,700 |
| Sept 2026 | 417 | 3 ROOM | S$2,600 |
| Sept 2026 | 417 | 3 ROOM | S$2,600 |
| Aug 2026 | 403 | 3 ROOM | S$3,000 |
median of 80 HDB rental approvals for 3 ROOM on Tampines St 41 since 2025-10.
Buying or selling at S$495,000?
Buying: Stamp duty on S$495,000 · Cash and CPF needed on S$495,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$495,000.
Each opens with this figure filled in; change anything there.
Primary schools near 406 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 · 289 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 387 m · no 2025 Phase 2C ballot
- Tampines Primary School · 802 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 842 m · no 2025 Phase 2C ballot
- Yumin Primary School · 842 m · no 2025 Phase 2C ballot
- Angsana Primary School · 891 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Poi Ching School · 1,062 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 1,211 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,245 m · balloted in 2025 Phase 2C (PRs within 1 km)
- East Spring Primary School · 1,788 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,811 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,830 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 59 years left | 64 sqm | S$490,000 | S$7,656 psm |
| Jun 2026 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 59 years left | 64 sqm | S$495,000 | S$7,734 psm |
| Apr 2026 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 89 sqm | S$621,000 | S$6,978 psm |
| Apr 2026 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 64 sqm | S$508,888 | S$7,951 psm |
| Dec 2025 | Blk 406 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 89 sqm | S$618,888 | S$6,954 psm |
| Sept 2025 | Blk 406 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 89 sqm | S$610,000 | S$6,854 psm |
| Sept 2025 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 60 years left | 64 sqm | S$488,000 | S$7,625 psm |
| Aug 2025 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 60 years left excluded: outlier | 84 sqm | S$618,000 | S$7,357 psm |
| Aug 2025 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$470,000 | S$7,344 psm |
| Aug 2025 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 60 years left | 64 sqm | S$500,000 | S$7,813 psm |
| Jul 2025 | Blk 406 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$564,888 | S$6,725 psm |
| May 2025 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$452,000 | S$7,063 psm |
| Jan 2025 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$468,000 | S$7,313 psm |
| Oct 2024 | Blk 406 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 89 sqm | S$577,500 | S$6,489 psm |
| Aug 2024 | Blk 406 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 89 sqm | S$605,000 | S$6,798 psm |
| Aug 2024 | Blk 406 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$432,000 | S$6,750 psm |
| May 2024 | Blk 406 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$420,000 | S$6,563 psm |
| Mar 2024 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$408,000 | S$6,375 psm |
| Jan 2024 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$435,000 | S$6,797 psm |
| Dec 2023 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$419,000 | S$6,547 psm |
| Dec 2023 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$405,000 | S$6,328 psm |
| Oct 2023 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Aug 2023 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 62 years left | 64 sqm | S$415,000 | S$6,484 psm |
| May 2023 | Blk 406 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Mar 2023 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$542,000 | S$6,452 psm |
| Mar 2023 | Blk 406 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 89 sqm | S$538,888 | S$6,055 psm |
| Feb 2023 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 64 sqm | S$406,000 | S$6,344 psm |
| Dec 2022 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$390,000 | S$6,094 psm |
| Oct 2022 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 89 sqm | S$525,000 | S$5,899 psm |
| Aug 2022 | Blk 406 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Jun 2022 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 63 years left | 64 sqm | S$370,000 | S$5,781 psm |
| May 2022 | Blk 406 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 89 sqm | S$475,000 | S$5,337 psm |
| Mar 2022 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 64 years left | 64 sqm | S$360,000 | S$5,625 psm |
| Nov 2021 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 89 sqm | S$475,000 | S$5,337 psm |
Showing 34 of 107.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 406 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 406 · 4 ROOM | S$3,200 | — |
| Aug 2026 | Blk 406 · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 406 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 406 · 3 ROOM | S$2,650 | — |
| Apr 2026 | Blk 406 · 3 ROOM | S$3,388 | — |
| Apr 2026 | Blk 406 · 3 ROOM | S$3,200 | — |
| Apr 2026 | Blk 406 · 3 ROOM | S$2,500 | — |
| Feb 2026 | Blk 406 · 4 ROOM | S$3,800 | — |
| Dec 2025 | Blk 406 · 3 ROOM | S$3,100 | — |
| Dec 2025 | Blk 406 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 406 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 406 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 406 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 406 · 4 ROOM | S$2,000 | — |
| Sept 2025 | Blk 406 · 3 ROOM | S$3,400 | — |
| Sept 2025 | Blk 406 · 3 ROOM | S$1,850 | — |
| Jul 2025 | Blk 406 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 406 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 406 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 406 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 406 · 3 ROOM | S$3,300 | — |
| Mar 2025 | Blk 406 · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 406 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 406 · 3 ROOM | S$2,450 | — |
| Aug 2024 | Blk 406 · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 406 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 406 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 406 · 3 ROOM | S$3,300 | — |
| Mar 2024 | Blk 406 · 3 ROOM | S$2,300 | — |
| Jan 2024 | Blk 406 · 3 ROOM | S$3,400 | — |
| Dec 2023 | Blk 406 · 4 ROOM | S$3,900 | — |
| Nov 2023 | Blk 406 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 406 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 406 · 3 ROOM | S$2,100 | — |
| Oct 2023 | Blk 406 · 3 ROOM | S$3,300 | — |
| Oct 2023 | Blk 406 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 406 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 406 · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 406 · 3 ROOM | S$1,850 | — |
| Oct 2023 | Blk 406 · 4 ROOM | S$1,750 | — |
| Aug 2023 | Blk 406 · 3 ROOM | S$2,400 | — |
| Jun 2023 | Blk 406 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 406 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 406 · 3 ROOM | S$1,850 | — |
| Apr 2023 | Blk 406 · 3 ROOM | S$3,300 | — |
| Mar 2023 | Blk 406 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 406 · 3 ROOM | S$3,400 | — |
| Feb 2023 | Blk 406 · 4 ROOM | S$1,900 | — |
| Jan 2023 | Blk 406 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 406 · 3 ROOM | S$3,300 | — |
| Nov 2022 | Blk 406 · 3 ROOM | S$2,800 | — |
| Nov 2022 | Blk 406 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 406 · 4 ROOM | S$2,200 | — |
| Oct 2022 | Blk 406 · 3 ROOM | S$2,600 | — |
| Oct 2022 | Blk 406 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 406 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 406 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 406 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 406 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 406 · 3 ROOM | S$3,000 | — |
| Jan 2022 | Blk 406 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 406 · 3 ROOM | S$1,750 | — |
| Nov 2021 | Blk 406 · 3 ROOM | S$1,750 | — |
| Oct 2021 | Blk 406 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 406 · 4 ROOM | S$1,700 | — |
| Sept 2021 | Blk 406 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 406 · 3 ROOM | S$1,850 | — |
| Aug 2021 | Blk 406 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 406 · 3 ROOM | S$1,750 | — |
| Apr 2021 | Blk 406 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 406 · 3 ROOM | S$1,900 | — |
| Feb 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 406 · 3 ROOM | S$1,750 | — |
| Feb 2021 | Blk 406 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 406 · 3 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 58 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 | 53 years | S$472,525 | S$521,706 | S$565,018 | S$574,899 |
| 10 years | 48 years | S$448,723 | S$546,991 | S$641,583 | S$664,220 |
| 20 years | 38 years | S$394,476 | S$586,170 | S$806,433 | S$864,345 |
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.