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HDB · 520421

Blk 421 Tampines St 41

Project page · 99-year lease from 1985

Indicative value range
S$486,156 – S$547,833
Indicative mid S$510,485 · S$6,898 psm

Based on 20 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 40701 TO 0369 sqmS$440,000S$6,377 psm×1.000S$6,377 psm
Sept 2026Blk 41701 TO 0369 sqmS$455,000S$6,594 psm×1.000S$6,594 psm
Aug 2026Blk 42407 TO 0974 sqmS$525,000S$7,095 psm×1.000S$7,095 psm
Jul 2026Blk 40307 TO 0969 sqmS$480,000S$6,957 psm×1.000S$6,957 psm
Jun 2026Blk 42404 TO 0674 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
Jun 2026Blk 40610 TO 1264 sqmS$495,000S$7,734 psm×1.000S$7,734 psm
Jun 2026Blk 40604 TO 0664 sqmS$490,000S$7,656 psm×1.000S$7,656 psm
Jun 2026Blk 42004 TO 0674 sqmS$445,000S$6,014 psm×1.000S$6,014 psm
Apr 2026Blk 41207 TO 0969 sqmS$470,000S$6,812 psm×1.000S$6,812 psm
Apr 2026Blk 41904 TO 0664 sqmS$440,000S$6,875 psm×1.000S$6,875 psm
Apr 2026Blk 40607 TO 0964 sqmS$508,888S$7,951 psm×1.000S$7,951 psm
Apr 2026Blk 41901 TO 0364 sqmS$443,000S$6,922 psm×1.000S$6,922 psm
Mar 2026Blk 41901 TO 0364 sqmS$415,000S$6,484 psm×0.997S$6,465 psm
Feb 2026Blk 41201 TO 0366 sqmS$440,000S$6,667 psm×0.997S$6,647 psm
Feb 2026Blk 41901 TO 0364 sqmS$435,000S$6,797 psm×0.997S$6,777 psm
Dec 2025Blk 41001 TO 0369 sqmS$450,000S$6,522 psm×0.996S$6,496 psm
Dec 2025Blk 41907 TO 0964 sqmS$480,000S$7,500 psm×0.996S$7,471 psm
Nov 2025Blk 40707 TO 0969 sqmS$515,000S$7,464 psm×0.996S$7,434 psm
Nov 2025Blk 40804 TO 0669 sqmS$500,000S$7,246 psm×0.996S$7,218 psm
Nov 2025Blk 42204 TO 0664 sqmS$475,000S$7,422 psm×0.996S$7,393 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.

6.58% gross yield

S$33,600 of rent a year against the estimate above · 0.51 points below 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$510,485?

Buying: Stamp duty on S$510,485 · Cash and CPF needed on S$510,485 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$510,485.

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

Primary schools near 421 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
Mar 2026
Blk 421 · 4 ROOM · 01 TO 03 · Model A · 58 years left
104 sqmS$605,000S$5,817 psm
Dec 2025
Blk 421 · 4 ROOM · 07 TO 09 · Model A · 59 years left
104 sqmS$645,888S$6,210 psm
Apr 2025
Blk 421 · 4 ROOM · 07 TO 09 · Model A · 59 years left
108 sqmS$660,000S$6,111 psm
Apr 2025
Blk 421 · 3 ROOM · 04 TO 06 · Model A · 59 years left
74 sqmS$470,000S$6,351 psm
Sept 2024
Blk 421 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$590,000S$5,673 psm
May 2024
Blk 421 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$590,000S$5,673 psm
Nov 2023
Blk 421 · 4 ROOM · 10 TO 12 · Model A · 61 years left
105 sqmS$588,588S$5,606 psm
Aug 2022
Blk 421 · 3 ROOM · 10 TO 12 · Model A · 62 years left
74 sqmS$428,000S$5,784 psm
Jul 2022
Blk 421 · 3 ROOM · 10 TO 12 · Model A · 62 years left
74 sqmS$385,000S$5,203 psm
Apr 2022
Blk 421 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$380,000S$5,135 psm
Nov 2021
Blk 421 · 3 ROOM · 10 TO 12 · Model A · 63 years left
74 sqmS$380,000S$5,135 psm
See more

Showing 11 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$487,307S$538,026S$582,692S$592,883
10 years47 yearsS$462,760S$564,102S$661,652S$684,998
20 years37 yearsS$406,815S$604,506S$831,659S$891,383

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.