Blk 432 Tampines St 41
Project page · 99-year lease from 1986
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 423 | 01 TO 03 | 122 sqm | S$730,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Aug 2026 | Blk 432 | 10 TO 12 | 122 sqm | S$741,888 | S$6,081 psm | ×1.000 | S$6,081 psm |
| Jul 2026 | Blk 432 | 07 TO 09 | 122 sqm | S$735,000 | S$6,025 psm | ×1.000 | S$6,025 psm |
| May 2026 | Blk 412 | 10 TO 12 | 123 sqm | S$788,000 | S$6,407 psm | ×1.000 | S$6,407 psm |
| May 2026 | Blk 412 | 04 TO 06 | 138 sqm | S$780,000 | S$5,652 psm | ×1.000 | S$5,652 psm |
| May 2026 | Blk 411 | 10 TO 12 | 138 sqm | S$780,000 | S$5,652 psm | ×1.000 | S$5,652 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.
6.06% gross yield
S$44,400 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$3,700 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 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 432 | 5 ROOM | S$3,440 |
| Jul 2026 | 405 | 5 ROOM | S$3,300 |
| May 2026 | 405 | 5 ROOM | S$4,000 |
| Mar 2026 | 401 | 5 ROOM | S$3,700 |
| Jan 2026 | 412 | 5 ROOM | S$5,000 |
| Dec 2025 | 408 | 5 ROOM | S$5,000 |
| Nov 2025 | 408 | 5 ROOM | S$5,000 |
| Oct 2025 | 425 | 5 ROOM | S$3,300 |
median of 9 HDB rental approvals for 5 ROOM on Tampines St 41 since 2025-10.
Buying or selling at S$732,500?
Buying: Stamp duty on S$732,500 · Cash and CPF needed on S$732,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$732,500.
Each opens with this figure filled in; change anything there.
Primary schools near 432 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 · 142 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 185 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 770 m · no 2025 Phase 2C ballot
- Yumin Primary School · 770 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,130 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,299 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,318 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,330 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,595 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,621 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,665 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,783 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pasir Ris Primary School · 1,934 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Changkat Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 432 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 122 sqm | S$741,888 | S$6,081 psm |
| Aug 2026 | Blk 432 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$530,000 | S$6,310 psm |
| Jul 2026 | Blk 432 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 122 sqm | S$735,000 | S$6,025 psm |
| Jun 2026 | Blk 432 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$605,000 | S$5,874 psm |
| May 2026 | Blk 432 · 4 ROOM · 07 TO 09 · Simplified · 59 years left | 84 sqm | S$550,000 | S$6,548 psm |
| Jun 2025 | Blk 432 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$580,000 | S$6,905 psm |
| May 2025 | Blk 432 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 122 sqm | S$748,000 | S$6,131 psm |
| Apr 2025 | Blk 432 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 122 sqm | S$750,000 | S$6,148 psm |
| Apr 2025 | Blk 432 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 122 sqm | S$742,888 | S$6,089 psm |
| Aug 2023 | Blk 432 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 122 sqm | S$635,000 | S$5,205 psm |
| Dec 2022 | Blk 432 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$488,000 | S$5,810 psm |
| Sept 2022 | Blk 432 · 5 ROOM · 04 TO 06 · Improved · 63 years left excluded: outlier | 122 sqm | S$560,000 | S$4,590 psm |
| Oct 2021 | Blk 432 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$418,000 | S$4,976 psm |
| Oct 2021 | Blk 432 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$415,000 | S$4,940 psm |
Showing 14 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 432 · 5 ROOM | S$3,440 | — |
| Jun 2026 | Blk 432 · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 432 · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 432 · 5 ROOM | S$3,600 | — |
| Jun 2024 | Blk 432 · 5 ROOM | S$3,440 | — |
| May 2024 | Blk 432 · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 432 · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 432 · 5 ROOM | S$2,800 | — |
| May 2022 | Blk 432 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 432 · 5 ROOM | S$2,100 | — |
| Jul 2021 | Blk 432 · 5 ROOM | S$2,900 | — |
| May 2021 | Blk 432 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 432 · 5 ROOM | S$2,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$699,242 | S$772,019 | S$836,112 | S$850,735 |
| 10 years | 48 years | S$664,019 | S$809,436 | S$949,412 | S$982,911 |
| 20 years | 38 years | S$583,744 | S$867,413 | S$1,193,357 | S$1,279,055 |
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.