Blk 407 Tampines St 41
Project page · 99-year lease from 1985
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 407 | 01 TO 03 | 69 sqm | S$440,000 | S$6,377 psm | ×1.000 | S$6,377 psm |
| Jul 2026 | Blk 407 | 10 TO 12 | 60 sqm | S$425,000 | S$7,083 psm | ×1.000 | S$7,083 psm |
| Nov 2025 | Blk 407 | 07 TO 09 | 69 sqm | S$515,000 | S$7,464 psm | ×0.996 | S$7,434 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.
7.91% gross yield
S$33,600 of rent a year against the estimate above · 0.82 points above 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$425,000?
Buying: Stamp duty on S$425,000 · Cash and CPF needed on S$425,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$425,000.
Each opens with this figure filled in; change anything there.
Primary schools near 407 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 · 377 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 432 m · no 2025 Phase 2C ballot
- Angsana Primary School · 799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 831 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Poi Ching School · 977 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- St. Hilda's Primary School · 1,180 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,238 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Elias Park Primary School · 1,771 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,882 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,888 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 407 · 3 ROOM · 01 TO 03 · Improved · 58 years left | 69 sqm | S$440,000 | S$6,377 psm |
| Jul 2026 | Blk 407 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 60 sqm | S$425,000 | S$7,083 psm |
| Nov 2025 | Blk 407 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 69 sqm | S$515,000 | S$7,464 psm |
| Jul 2025 | Blk 407 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 69 sqm | S$455,000 | S$6,594 psm |
| Sept 2024 | Blk 407 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 69 sqm | S$425,000 | S$6,159 psm |
| Sept 2023 | Blk 407 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 60 sqm | S$370,000 | S$6,167 psm |
| Jul 2023 | Blk 407 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 60 sqm | S$393,000 | S$6,550 psm |
| Jul 2023 | Blk 407 · 3 ROOM · 07 TO 09 · Improved · 61 years left | 60 sqm | S$385,000 | S$6,417 psm |
| Jun 2023 | Blk 407 · 3 ROOM · 10 TO 12 · Improved · 61 years left | 69 sqm | S$438,000 | S$6,348 psm |
| Jun 2023 | Blk 407 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Dec 2022 | Blk 407 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 60 sqm | S$380,000 | S$6,333 psm |
| Dec 2022 | Blk 407 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 60 sqm | S$375,000 | S$6,250 psm |
| Nov 2022 | Blk 407 · 3 ROOM · 01 TO 03 · Improved · 62 years left | 60 sqm | S$348,000 | S$5,800 psm |
| Sept 2022 | Blk 407 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Jul 2022 | Blk 407 · 5 ROOM · 01 TO 03 · Model A · 62 years left excluded: outlier | 138 sqm | S$650,000 | S$4,710 psm |
Showing 15 of 74.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 407 · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 407 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 407 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 407 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 407 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 407 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 407 · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 407 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 407 · 3 ROOM | S$1,700 | — |
| Oct 2024 | Blk 407 · 3 ROOM | S$2,750 | — |
| Aug 2024 | Blk 407 · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 407 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 407 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 407 · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 407 · 3 ROOM | S$2,750 | — |
| Apr 2023 | Blk 407 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 407 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 407 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 407 · 3 ROOM | S$2,300 | — |
| Sept 2022 | Blk 407 · 3 ROOM | S$3,200 | — |
| Aug 2022 | Blk 407 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 407 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 407 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 407 · 3 ROOM | S$1,700 | — |
| Feb 2022 | Blk 407 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 407 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 407 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 407 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 407 · 3 ROOM | S$1,650 | — |
| Mar 2021 | Blk 407 · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 407 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 407 · 3 ROOM | S$1,700 | — |
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$405,703 | S$447,929 | S$485,116 | S$493,600 |
| 10 years | 47 years | S$385,267 | S$469,638 | S$550,853 | S$570,289 |
| 20 years | 37 years | S$338,691 | S$503,277 | S$692,391 | S$742,113 |
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.