Blk 409 Tampines St 41
Project page · 99-year lease from 1986
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 414 | 07 TO 09 | 84 sqm | S$580,000 | S$6,905 psm | ×1.000 | S$6,905 psm |
| Aug 2026 | Blk 432 | 04 TO 06 | 84 sqm | S$530,000 | S$6,310 psm | ×1.000 | S$6,310 psm |
| Aug 2026 | Blk 425 | 07 TO 09 | 84 sqm | S$550,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| Jun 2026 | Blk 414 | 04 TO 06 | 84 sqm | S$560,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jun 2026 | Blk 419 | 10 TO 12 | 84 sqm | S$576,000 | S$6,857 psm | ×1.000 | S$6,857 psm |
| May 2026 | Blk 432 | 07 TO 09 | 84 sqm | S$550,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| Apr 2026 | Blk 416 | 01 TO 03 | 84 sqm | S$535,000 | S$6,369 psm | ×1.000 | S$6,369 psm |
| Apr 2026 | Blk 406 | 07 TO 09 | 89 sqm | S$621,000 | S$6,978 psm | ×1.000 | S$6,978 psm |
| Dec 2025 | Blk 406 | 04 TO 06 | 89 sqm | S$618,888 | S$6,954 psm | ×0.996 | S$6,926 psm |
| Nov 2025 | Blk 422 | 01 TO 03 | 90 sqm | S$608,000 | S$6,756 psm | ×0.996 | S$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
| 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$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 409 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
- Tampines North Primary School · 374 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 385 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 937 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,002 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Chongzheng Primary School · 1,004 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,004 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Hilda's Primary School · 1,269 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,339 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Elias Park Primary School · 1,665 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,832 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,900 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 409 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$662,000 | S$6,427 psm |
| Feb 2024 | Blk 409 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 85 sqm | S$510,000 | S$6,000 psm |
| Jan 2024 | Blk 409 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$585,000 | S$5,625 psm |
| Jul 2023 | Blk 409 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$575,000 | S$5,583 psm |
| Mar 2023 | Blk 409 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$525,000 | S$6,250 psm |
Showing 5 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 409 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 409 · 4 ROOM | S$2,900 | — |
| Dec 2025 | Blk 409 · 4 ROOM | S$3,900 | — |
| Oct 2025 | Blk 409 · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 409 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 409 · 4 ROOM | S$3,100 | — |
| Jun 2025 | Blk 409 · 4 ROOM | S$2,700 | — |
| Apr 2025 | Blk 409 · 4 ROOM | S$2,700 | — |
| Sept 2023 | Blk 409 · 4 ROOM | S$2,500 | — |
| Jul 2023 | Blk 409 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 409 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 409 · 4 ROOM | S$1,850 | — |
| Aug 2021 | Blk 409 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 409 · 4 ROOM | S$2,100 | — |
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$537,073 | S$592,972 | S$642,201 | S$653,432 |
| 10 years | 48 years | S$510,020 | S$621,711 | S$729,224 | S$754,954 |
| 20 years | 38 years | S$448,362 | S$666,242 | S$916,594 | S$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.