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HDB · 520418

Blk 418 Tampines St 41

Project page · 99-year lease from 1985

Indicative value range
S$620,000 – S$623,503
Indicative mid S$620,913 · S$5,913 psm

Based on 5 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
Jul 2026Blk 41801 TO 03105 sqmS$620,000S$5,905 psm×1.000S$5,905 psm
May 2026Blk 41804 TO 06105 sqmS$588,000S$5,600 psm×1.000S$5,600 psm
Apr 2026Blk 41801 TO 03104 sqmS$615,000S$5,913 psm×1.000S$5,913 psm
Dec 2025Blk 41801 TO 03104 sqmS$620,000S$5,962 psm×0.996S$5,938 psm
Nov 2025Blk 41807 TO 09105 sqmS$651,000S$6,200 psm×0.996S$6,176 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.

6.18% gross yield

S$38,400 of rent a year against the estimate above · 0.88 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

ApprovedBlockFlatRent a month
Sept 20264194 ROOMS$3,350
Aug 20264064 ROOMS$3,200
Aug 20264094 ROOMS$2,900
Jul 20264044 ROOMS$3,100
Jun 20264324 ROOMS$4,000
Jun 20264214 ROOMS$3,000
Jun 20264144 ROOMS$3,000
Jun 20264094 ROOMS$2,900

median of 27 HDB rental approvals for 4 ROOM on Tampines St 41 since 2025-10.

Buying or selling at S$620,913?

Buying: Stamp duty on S$620,913 · Cash and CPF needed on S$620,913 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$620,913.

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

Primary schools near 418 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
Jul 2026
Blk 418 · 4 ROOM · 01 TO 03 · Model A · 58 years left
105 sqmS$620,000S$5,905 psm
May 2026
Blk 418 · 4 ROOM · 04 TO 06 · Model A · 58 years left
excluded: outlier
105 sqmS$559,888S$5,332 psm
May 2026
Blk 418 · 4 ROOM · 04 TO 06 · Model A · 58 years left
105 sqmS$588,000S$5,600 psm
Apr 2026
Blk 418 · 4 ROOM · 01 TO 03 · Model A · 58 years left
104 sqmS$615,000S$5,913 psm
Dec 2025
Blk 418 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$620,000S$5,962 psm
Nov 2025
Blk 418 · 4 ROOM · 07 TO 09 · Model A · 59 years left
105 sqmS$651,000S$6,200 psm
Aug 2025
Blk 418 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$498,000S$6,730 psm
Jul 2025
Blk 418 · 4 ROOM · 07 TO 09 · Model A · 59 years left
excluded: outlier
105 sqmS$700,000S$6,667 psm
Jun 2025
Blk 418 · 3 ROOM · 01 TO 03 · Model A · 59 years left
74 sqmS$475,000S$6,419 psm
Aug 2024
Blk 418 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$465,000S$6,284 psm
Jul 2024
Blk 418 · 4 ROOM · 07 TO 09 · Model A · 60 years left
108 sqmS$605,000S$5,602 psm
Jul 2024
Blk 418 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$450,888S$6,093 psm
Jun 2024
Blk 418 · 4 ROOM · 04 TO 06 · Model A · 60 years left
105 sqmS$600,000S$5,714 psm
Nov 2023
Blk 418 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$589,000S$5,663 psm
Sept 2023
Blk 418 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$420,000S$5,676 psm
Sept 2023
Blk 418 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$415,000S$5,608 psm
Jul 2023
Blk 418 · 3 ROOM · 10 TO 12 · Model A · 61 years left
74 sqmS$438,000S$5,919 psm
Nov 2022
Blk 418 · 3 ROOM · 01 TO 03 · Model A · 62 years left
74 sqmS$410,888S$5,553 psm
Jul 2022
Blk 418 · 4 ROOM · 07 TO 09 · Model A · 62 years left
108 sqmS$535,000S$4,954 psm
Apr 2022
Blk 418 · 3 ROOM · 01 TO 03 · Model A · 62 years left
74 sqmS$380,000S$5,135 psm
Nov 2021
Blk 418 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$420,000S$4,038 psm
See more

Showing 21 of 62.

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$592,721S$654,412S$708,741S$721,136
10 years47 yearsS$562,865S$686,129S$804,782S$833,177
20 years37 yearsS$494,818S$735,274S$1,011,565S$1,084,208

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.