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HDB · 520428

Blk 428 Tampines St 41

Project page · 99-year lease from 1986

Indicative value range
S$892,381 – S$942,278
Indicative mid S$908,313 · S$6,137 psm

Based on 15 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
Oct 2026Blk 42601 TO 03148 sqmS$855,000S$5,777 psm×1.000S$5,777 psm
Sept 2026Blk 42907 TO 09148 sqmS$890,000S$6,014 psm×1.000S$6,014 psm
Aug 2026Blk 43101 TO 03152 sqmS$915,000S$6,020 psm×1.000S$6,020 psm
Jul 2026Blk 43107 TO 09152 sqmS$918,000S$6,039 psm×1.000S$6,039 psm
Jun 2026Blk 43107 TO 09143 sqmS$910,888S$6,370 psm×1.000S$6,370 psm
Jun 2026Blk 43110 TO 12148 sqmS$980,000S$6,622 psm×1.000S$6,622 psm
Jun 2026Blk 43110 TO 12143 sqmS$910,000S$6,364 psm×1.000S$6,364 psm
Jun 2026Blk 42610 TO 12148 sqmS$900,000S$6,081 psm×1.000S$6,081 psm
Jun 2026Blk 43001 TO 03149 sqmS$915,000S$6,141 psm×1.000S$6,141 psm
Jun 2026Blk 43004 TO 06143 sqmS$900,000S$6,294 psm×1.000S$6,294 psm
Feb 2026Blk 42801 TO 03147 sqmS$860,000S$5,850 psm×0.997S$5,833 psm
Feb 2026Blk 43104 TO 06148 sqmS$911,000S$6,155 psm×0.997S$6,137 psm
Nov 2025Blk 42807 TO 09148 sqmS$908,000S$6,135 psm×0.996S$6,111 psm
Nov 2025Blk 43004 TO 06152 sqmS$980,000S$6,447 psm×0.996S$6,422 psm
Nov 2025Blk 42610 TO 12148 sqmS$980,000S$6,622 psm×0.996S$6,596 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.

5.02% gross yield

S$45,600 of rent a year against the estimate above · 0.52 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 9 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 2026427EXECUTIVES$4,100
Aug 2026426EXECUTIVES$3,800
Aug 2026431EXECUTIVES$3,800
Jul 2026428EXECUTIVES$4,100
May 2026426EXECUTIVES$3,600
Feb 2026428EXECUTIVES$3,800
Jan 2026426EXECUTIVES$3,000
Dec 2025427EXECUTIVES$3,000

median of 9 HDB rental approvals for EXECUTIVE on Tampines St 41 since 2025-10.

Buying or selling at S$908,313?

Buying: Stamp duty on S$908,313 · Cash and CPF needed on S$908,313 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$908,313.

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

Primary schools near 428 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
Feb 2026
Blk 428 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left
147 sqmS$860,000S$5,850 psm
Nov 2025
Blk 428 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left
148 sqmS$908,000S$6,135 psm
Oct 2025
Blk 428 · EXECUTIVE · 01 TO 03 · Maisonette · 59 years left
148 sqmS$850,000S$5,743 psm
Sept 2025
Blk 428 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left
143 sqmS$850,000S$5,944 psm
Aug 2025
Blk 428 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left
148 sqmS$835,000S$5,642 psm
May 2025
Blk 428 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left
148 sqmS$960,000S$6,486 psm
Mar 2025
Blk 428 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left
148 sqmS$860,000S$5,811 psm
Feb 2025
Blk 428 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left
148 sqmS$868,000S$5,865 psm
Aug 2024
Blk 428 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left
152 sqmS$908,888S$5,980 psm
Nov 2023
Blk 428 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left
148 sqmS$800,000S$5,405 psm
Jul 2023
Blk 428 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left
148 sqmS$782,000S$5,284 psm
Aug 2022
Blk 428 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left
148 sqmS$726,000S$4,905 psm
Jul 2022
Blk 428 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left
148 sqmS$780,000S$5,270 psm
Oct 2021
Blk 428 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left
148 sqmS$688,000S$4,649 psm
See more

Showing 14 of 59.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$867,072S$957,318S$1,036,793S$1,054,926
10 years48 yearsS$823,396S$1,003,715S$1,177,288S$1,218,827
20 years38 yearsS$723,853S$1,075,607S$1,479,784S$1,586,051

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.