Blk 424 Tampines St 41
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 407 | 01 TO 03 | 69 sqm | S$440,000 | S$6,377 psm | ×1.000 | S$6,377 psm |
| Sept 2026 | Blk 417 | 01 TO 03 | 69 sqm | S$455,000 | S$6,594 psm | ×1.000 | S$6,594 psm |
| Aug 2026 | Blk 424 | 07 TO 09 | 74 sqm | S$525,000 | S$7,095 psm | ×1.000 | S$7,095 psm |
| Jul 2026 | Blk 403 | 07 TO 09 | 69 sqm | S$480,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Jun 2026 | Blk 424 | 04 TO 06 | 74 sqm | S$445,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| Jun 2026 | Blk 406 | 10 TO 12 | 64 sqm | S$495,000 | S$7,734 psm | ×1.000 | S$7,734 psm |
| Jun 2026 | Blk 406 | 04 TO 06 | 64 sqm | S$490,000 | S$7,656 psm | ×1.000 | S$7,656 psm |
| Jun 2026 | Blk 420 | 04 TO 06 | 74 sqm | S$445,000 | S$6,014 psm | ×1.000 | S$6,014 psm |
| 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 419 | 04 TO 06 | 64 sqm | S$440,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Apr 2026 | Blk 406 | 07 TO 09 | 64 sqm | S$508,888 | S$7,951 psm | ×1.000 | S$7,951 psm |
| Apr 2026 | Blk 419 | 01 TO 03 | 64 sqm | S$443,000 | S$6,922 psm | ×1.000 | S$6,922 psm |
| Mar 2026 | Blk 419 | 01 TO 03 | 64 sqm | S$415,000 | S$6,484 psm | ×0.997 | S$6,465 psm |
| Feb 2026 | Blk 412 | 01 TO 03 | 66 sqm | S$440,000 | S$6,667 psm | ×0.997 | S$6,647 psm |
| Feb 2026 | Blk 419 | 01 TO 03 | 64 sqm | S$435,000 | S$6,797 psm | ×0.997 | S$6,777 psm |
| Dec 2025 | Blk 410 | 01 TO 03 | 69 sqm | S$450,000 | S$6,522 psm | ×0.996 | S$6,496 psm |
| Dec 2025 | Blk 419 | 07 TO 09 | 64 sqm | S$480,000 | S$7,500 psm | ×0.996 | S$7,471 psm |
| Nov 2025 | Blk 407 | 07 TO 09 | 69 sqm | S$515,000 | S$7,464 psm | ×0.996 | S$7,434 psm |
| Nov 2025 | Blk 408 | 04 TO 06 | 69 sqm | S$500,000 | S$7,246 psm | ×0.996 | S$7,218 psm |
| Nov 2025 | Blk 422 | 04 TO 06 | 64 sqm | S$475,000 | S$7,422 psm | ×0.996 | S$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
| 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$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 424 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
- Gongshang Primary School · 19 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 293 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 687 m · no 2025 Phase 2C ballot
- Yumin Primary School · 687 m · no 2025 Phase 2C ballot
- Tampines Primary School · 858 m · no 2025 Phase 2C ballot
1 to 2 km
- Angsana Primary School · 1,134 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,332 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,374 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,396 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,517 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,619 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,862 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,874 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,881 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 74 sqm | S$525,000 | S$7,095 psm |
| Jun 2026 | Blk 424 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 74 sqm | S$445,000 | S$6,014 psm |
| Feb 2026 | Blk 424 · 3 ROOM · 01 TO 03 · Model A · 58 years left excluded: outlier | 74 sqm | S$420,000 | S$5,676 psm |
| Oct 2025 | Blk 424 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 105 sqm | S$670,000 | S$6,381 psm |
| Sept 2025 | Blk 424 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 105 sqm | S$640,000 | S$6,095 psm |
| Jul 2025 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$480,000 | S$6,486 psm |
| Jun 2025 | Blk 424 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 74 sqm | S$510,000 | S$6,892 psm |
| Apr 2025 | Blk 424 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 74 sqm | S$500,000 | S$6,757 psm |
| Nov 2024 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$465,000 | S$6,284 psm |
| Jul 2024 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Jul 2024 | Blk 424 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 74 sqm | S$410,000 | S$5,541 psm |
| Aug 2023 | Blk 424 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Jan 2023 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Oct 2022 | Blk 424 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 74 sqm | S$408,000 | S$5,514 psm |
| May 2022 | Blk 424 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 74 sqm | S$395,000 | S$5,338 psm |
| Apr 2022 | Blk 424 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$386,000 | S$5,216 psm |
| Oct 2021 | Blk 424 · 3 ROOM · 01 TO 03 · Model A · 63 years left excluded: outlier | 74 sqm | S$316,888 | S$4,282 psm |
Showing 17 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 424 · 3 ROOM | S$2,700 | — |
| Jul 2026 | Blk 424 · 3 ROOM | S$2,200 | — |
| Dec 2025 | Blk 424 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 424 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 424 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 424 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 424 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 424 · 4 ROOM | S$3,800 | — |
| Aug 2024 | Blk 424 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 424 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 424 · 3 ROOM | S$2,700 | — |
| Dec 2023 | Blk 424 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 424 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 424 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 424 · 3 ROOM | S$2,000 | — |
| Feb 2023 | Blk 424 · 4 ROOM | S$3,700 | — |
| Feb 2023 | Blk 424 · 3 ROOM | S$3,200 | — |
| Dec 2022 | Blk 424 · 3 ROOM | S$2,500 | — |
| Sept 2022 | Blk 424 · 3 ROOM | S$2,700 | — |
| Sept 2022 | Blk 424 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 424 · 3 ROOM | S$2,600 | — |
| Dec 2021 | Blk 424 · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 424 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 424 · 3 ROOM | S$2,200 | — |
| Sept 2021 | Blk 424 · 3 ROOM | S$1,850 | — |
| Jul 2021 | Blk 424 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 424 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 424 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 424 · 3 ROOM | S$1,950 | — |
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$487,307 | S$538,026 | S$582,692 | S$592,883 |
| 10 years | 47 years | S$462,760 | S$564,102 | S$661,652 | S$684,998 |
| 20 years | 37 years | S$406,815 | S$604,506 | S$831,659 | S$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.