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HDB · 520417

Blk 417 Tampines St 41

Project page · 99-year lease from 1985

Indicative value range
S$412,329 – S$447,038
Indicative mid S$428,944 · S$7,149 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 41701 TO 0369 sqmS$455,000S$6,594 psm×1.000S$6,594 psm
Jul 2026Blk 41701 TO 0360 sqmS$417,888S$6,965 psm×1.000S$6,965 psm
Jun 2026Blk 41701 TO 0360 sqmS$440,000S$7,333 psm×1.000S$7,333 psm
Dec 2025Blk 41704 TO 0660 sqmS$470,000S$7,833 psm×0.996S$7,803 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.

7.83% gross yield

S$33,600 of rent a year against the estimate above · 0.74 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

ApprovedBlockFlatRent a month
Sept 20264203 ROOMS$3,000
Sept 20264063 ROOMS$3,000
Sept 20264203 ROOMS$2,900
Sept 20264083 ROOMS$2,800
Sept 20264053 ROOMS$2,700
Sept 20264173 ROOMS$2,600
Sept 20264173 ROOMS$2,600
Aug 20264033 ROOMS$3,000

median of 80 HDB rental approvals for 3 ROOM on Tampines St 41 since 2025-10.

Buying or selling at S$428,944?

Buying: Stamp duty on S$428,944 · Cash and CPF needed on S$428,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$428,944.

Each opens with this figure filled in; change anything there.

Primary schools near 417 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 417 · 3 ROOM · 01 TO 03 · Improved · 58 years left
69 sqmS$455,000S$6,594 psm
Jul 2026
Blk 417 · 3 ROOM · 01 TO 03 · Improved · 58 years left
60 sqmS$417,888S$6,965 psm
Jun 2026
Blk 417 · 3 ROOM · 01 TO 03 · Improved · 59 years left
60 sqmS$440,000S$7,333 psm
Dec 2025
Blk 417 · 3 ROOM · 04 TO 06 · Improved · 59 years left
60 sqmS$470,000S$7,833 psm
Oct 2024
Blk 417 · 3 ROOM · 04 TO 06 · Improved · 60 years left
60 sqmS$460,000S$7,667 psm
May 2024
Blk 417 · 3 ROOM · 04 TO 06 · Improved · 61 years left
69 sqmS$430,000S$6,232 psm
Apr 2024
Blk 417 · 3 ROOM · 04 TO 06 · Improved · 61 years left
69 sqmS$385,000S$5,580 psm
Oct 2022
Blk 417 · 3 ROOM · 01 TO 03 · Improved · 62 years left
60 sqmS$356,000S$5,933 psm
May 2022
Blk 417 · 3 ROOM · 04 TO 06 · Improved · 63 years left
60 sqmS$345,000S$5,750 psm
Feb 2022
Blk 417 · 3 ROOM · 10 TO 12 · Improved · 63 years left
69 sqmS$380,000S$5,507 psm
Feb 2022
Blk 417 · 3 ROOM · 07 TO 09 · Improved · 63 years left
60 sqmS$320,000S$5,333 psm
Dec 2021
Blk 417 · 3 ROOM · 10 TO 12 · Improved · 63 years left
69 sqmS$340,000S$4,928 psm
See more

Showing 12 of 80.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$409,468S$452,086S$489,617S$498,180
10 years47 yearsS$388,842S$473,996S$555,965S$575,581
20 years37 yearsS$341,834S$507,947S$698,816S$749,000

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.