Blk 412 Tampines St 41
Project page · 99-year lease from 1985
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 412 | 07 TO 09 | 69 sqm | S$470,000 | S$6,812 psm | ×1.000 | S$6,812 psm |
| Apr 2026 | Blk 412 | 07 TO 09 | 60 sqm | S$480,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Mar 2026 | Blk 412 | 01 TO 03 | 60 sqm | S$455,000 | S$7,583 psm | ×0.997 | S$7,561 psm |
| Feb 2026 | Blk 412 | 01 TO 03 | 66 sqm | S$440,000 | S$6,667 psm | ×0.997 | S$6,647 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.
7.79% gross yield
S$33,600 of rent a year against the estimate above · 0.7 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$431,177?
Buying: Stamp duty on S$431,177 · Cash and CPF needed on S$431,177 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$431,177.
Each opens with this figure filled in; change anything there.
Primary schools near 412 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 · 245 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 286 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 839 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,131 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,424 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Elias Park Primary School · 1,636 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,704 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,791 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,829 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 412 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 138 sqm | S$780,000 | S$5,652 psm |
| May 2026 | Blk 412 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 123 sqm | S$788,000 | S$6,407 psm |
| Apr 2026 | Blk 412 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 60 sqm | S$480,000 | S$8,000 psm |
| Apr 2026 | Blk 412 · 3 ROOM · 07 TO 09 · Improved · 59 years left | 69 sqm | S$470,000 | S$6,812 psm |
| Mar 2026 | Blk 412 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 60 sqm | S$455,000 | S$7,583 psm |
| Feb 2026 | Blk 412 · 3 ROOM · 01 TO 03 · Improved · 59 years left | 66 sqm | S$440,000 | S$6,667 psm |
| Sept 2025 | Blk 412 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 138 sqm | S$830,000 | S$6,014 psm |
| Aug 2025 | Blk 412 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 123 sqm | S$756,000 | S$6,146 psm |
| Mar 2025 | Blk 412 · 3 ROOM · 04 TO 06 · Improved · 60 years left | 69 sqm | S$455,000 | S$6,594 psm |
| Jan 2025 | Blk 412 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 60 sqm | S$430,000 | S$7,167 psm |
| Oct 2024 | Blk 412 · 5 ROOM · 10 TO 12 · Model A · 60 years left | 138 sqm | S$750,000 | S$5,435 psm |
| May 2023 | Blk 412 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 60 sqm | S$380,000 | S$6,333 psm |
| Mar 2023 | Blk 412 · 3 ROOM · 10 TO 12 · Improved · 62 years left | 69 sqm | S$410,000 | S$5,942 psm |
| Sept 2022 | Blk 412 · 3 ROOM · 04 TO 06 · Improved · 62 years left | 60 sqm | S$360,000 | S$6,000 psm |
| May 2022 | Blk 412 · 3 ROOM · 04 TO 06 · Improved · 63 years left | 60 sqm | S$345,000 | S$5,750 psm |
Showing 15 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 412 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 412 · 3 ROOM | S$2,650 | — |
| Jan 2026 | Blk 412 · 5 ROOM | S$5,000 | — |
| Sept 2025 | Blk 412 · 5 ROOM | S$4,300 | — |
| Aug 2025 | Blk 412 · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 412 · 3 ROOM | S$2,500 | — |
| Mar 2025 | Blk 412 · 3 ROOM | S$2,600 | — |
| Feb 2025 | Blk 412 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 412 · 3 ROOM | S$2,300 | — |
| Mar 2024 | Blk 412 · 3 ROOM | S$2,600 | — |
| Jan 2024 | Blk 412 · 5 ROOM | S$5,900 | — |
| Jan 2024 | Blk 412 · 3 ROOM | S$2,100 | — |
| Sept 2023 | Blk 412 · 5 ROOM | S$3,700 | — |
| Aug 2023 | Blk 412 · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 412 · 3 ROOM | S$2,600 | — |
| Jun 2023 | Blk 412 · 3 ROOM | S$2,500 | — |
| Feb 2023 | Blk 412 · 3 ROOM | S$2,400 | — |
| Mar 2022 | Blk 412 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 412 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 412 · 3 ROOM | S$2,050 | — |
| Aug 2021 | Blk 412 · 5 ROOM | S$2,400 | — |
| Jun 2021 | Blk 412 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 412 · 3 ROOM | S$1,200 | — |
| Mar 2021 | Blk 412 · 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 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$411,600 | S$454,439 | S$492,166 | S$500,774 |
| 10 years | 47 years | S$390,867 | S$476,464 | S$558,859 | S$578,578 |
| 20 years | 37 years | S$343,613 | S$510,591 | S$702,455 | S$752,899 |
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.