Blk 434 Tampines St 43
Project page · 99-year lease from 1986
Based on 8 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 438 | 07 TO 09 | 74 sqm | S$453,000 | S$6,122 psm | ×1.000 | S$6,122 psm |
| Aug 2026 | Blk 477 | 01 TO 03 | 64 sqm | S$415,000 | S$6,484 psm | ×1.000 | S$6,484 psm |
| Aug 2026 | Blk 433 | 07 TO 09 | 64 sqm | S$470,000 | S$7,344 psm | ×1.000 | S$7,344 psm |
| Apr 2026 | Blk 437 | 10 TO 12 | 74 sqm | S$433,888 | S$5,863 psm | ×1.000 | S$5,863 psm |
| Mar 2026 | Blk 436 | 10 TO 12 | 74 sqm | S$475,000 | S$6,419 psm | ×0.997 | S$6,400 psm |
| Feb 2026 | Blk 436 | 07 TO 09 | 74 sqm | S$495,500 | S$6,696 psm | ×0.997 | S$6,676 psm |
| Jan 2026 | Blk 437 | 01 TO 03 | 74 sqm | S$455,000 | S$6,149 psm | ×0.997 | S$6,131 psm |
| Nov 2025 | Blk 434 | 10 TO 12 | 74 sqm | S$515,000 | S$6,959 psm | ×0.996 | S$6,932 psm |
How accurate is this estimate for Tampines St 43?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Tampines St 43 since.
- Median error
- 3.4%
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.
7.05% gross yield
S$33,600 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 17 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 | 433 | 3 ROOM | S$2,650 |
| Sept 2026 | 437 | 3 ROOM | S$2,000 |
| Jul 2026 | 494D | 3 ROOM | S$2,500 |
| May 2026 | 438 | 3 ROOM | S$2,900 |
| May 2026 | 433 | 3 ROOM | S$2,800 |
| May 2026 | 437 | 3 ROOM | S$1,800 |
| Apr 2026 | 437 | 3 ROOM | S$3,000 |
| Apr 2026 | 438 | 3 ROOM | S$2,750 |
median of 17 HDB rental approvals for 3 ROOM on Tampines St 43 since 2025-10.
Buying or selling at S$476,721?
Buying: Stamp duty on S$476,721 · Cash and CPF needed on S$476,721 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$476,721.
Each opens with this figure filled in; change anything there.
Primary schools near 434 Tampines St 43
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 · 239 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 269 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 811 m · no 2025 Phase 2C ballot
- Yumin Primary School · 811 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,197 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,236 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,243 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,399 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,536 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,779 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Elias Park Primary School · 1,787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,819 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pasir Ris Primary School · 1,825 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 434 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Nov 2025 | Blk 434 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 74 sqm | S$515,000 | S$6,959 psm |
| Aug 2025 | Blk 434 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$485,000 | S$6,554 psm |
| Jul 2025 | Blk 434 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$500,000 | S$6,757 psm |
| Mar 2025 | Blk 434 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 105 sqm | S$615,000 | S$5,857 psm |
| Jan 2025 | Blk 434 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 105 sqm | S$630,000 | S$6,000 psm |
| Nov 2024 | Blk 434 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$468,000 | S$6,324 psm |
| Oct 2024 | Blk 434 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$490,000 | S$6,622 psm |
| Jun 2024 | Blk 434 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$446,000 | S$6,027 psm |
| Mar 2024 | Blk 434 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Mar 2024 | Blk 434 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Oct 2023 | Blk 434 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Nov 2022 | Blk 434 · 3 ROOM · 07 TO 09 · Model A · 63 years left | 74 sqm | S$450,000 | S$6,081 psm |
| Aug 2022 | Blk 434 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 108 sqm | S$522,000 | S$4,833 psm |
| Jul 2022 | Blk 434 · 3 ROOM · 10 TO 12 · Model A · 63 years left | 74 sqm | S$418,000 | S$5,649 psm |
Showing 15 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 434 · 3 ROOM | S$2,100 | — |
| Apr 2025 | Blk 434 · 3 ROOM | S$2,900 | — |
| Oct 2024 | Blk 434 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 434 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 434 · 3 ROOM | S$2,100 | — |
| May 2023 | Blk 434 · 3 ROOM | S$2,500 | — |
| Apr 2023 | Blk 434 · 3 ROOM | S$2,250 | — |
| Jan 2022 | Blk 434 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 434 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 434 · 3 ROOM | S$1,650 | — |
| Mar 2021 | Blk 434 · 3 ROOM | S$1,800 | — |
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$455,076 | S$502,441 | S$544,153 | S$553,670 |
| 10 years | 48 years | S$432,153 | S$526,792 | S$617,891 | S$639,692 |
| 20 years | 38 years | S$379,909 | S$564,524 | S$776,654 | S$832,427 |
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.