Blk 440 Tampines St 43
Project page · 99-year lease from 1986
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 440 | 04 TO 06 | 84 sqm | S$555,000 | S$6,607 psm | ×0.997 | S$6,588 psm |
| Feb 2026 | Blk 440 | 04 TO 06 | 84 sqm | S$510,000 | S$6,071 psm | ×0.997 | S$6,054 psm |
| Dec 2025 | Blk 440 | 01 TO 03 | 84 sqm | S$510,000 | S$6,071 psm | ×0.996 | S$6,048 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.
7.72% gross yield
S$39,240 of rent a year against the estimate above · 0.66 points above flats like it
Homes like this rent for about S$3,270 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 496C | 4 ROOM | S$2,400 |
| Jun 2026 | 493D | 4 ROOM | S$3,300 |
| Jun 2026 | 493E | 4 ROOM | S$3,200 |
| May 2026 | 433 | 4 ROOM | S$3,700 |
| Apr 2026 | 435 | 4 ROOM | S$3,400 |
| Apr 2026 | 440 | 4 ROOM | S$3,150 |
| Apr 2026 | 435 | 4 ROOM | S$2,500 |
| Mar 2026 | 493E | 4 ROOM | S$3,400 |
median of 13 HDB rental approvals for 4 ROOM on Tampines St 43 since 2025-10.
Buying or selling at S$508,496?
Buying: Stamp duty on S$508,496 · Cash and CPF needed on S$508,496 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$508,496.
Each opens with this figure filled in; change anything there.
Primary schools near 440 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
- Tampines North Primary School · 200 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- White Sands Primary School · 1,103 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,337 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,359 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,373 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,376 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pasir Ris Primary School · 1,696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,902 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 1,919 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 440 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Feb 2026 | Blk 440 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$555,000 | S$6,607 psm |
| Dec 2025 | Blk 440 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 122 sqm | S$630,000 | S$5,164 psm |
| Dec 2025 | Blk 440 · 4 ROOM · 01 TO 03 · Simplified · 59 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Oct 2025 | Blk 440 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Jul 2025 | Blk 440 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 122 sqm | S$705,000 | S$5,779 psm |
| Jul 2024 | Blk 440 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$525,000 | S$6,250 psm |
| Oct 2023 | Blk 440 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$630,000 | S$5,164 psm |
| Sept 2023 | Blk 440 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$460,000 | S$5,476 psm |
| May 2023 | Blk 440 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$575,000 | S$5,583 psm |
| May 2023 | Blk 440 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$460,000 | S$5,476 psm |
| Feb 2023 | Blk 440 · 4 ROOM · 10 TO 12 · Simplified · 62 years left excluded: outlier | 84 sqm | S$440,000 | S$5,238 psm |
| Feb 2022 | Blk 440 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Dec 2021 | Blk 440 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$418,000 | S$4,976 psm |
Showing 14 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 440 · 4 ROOM | S$3,150 | — |
| Jan 2026 | Blk 440 · 4 ROOM | S$3,270 | — |
| Jul 2025 | Blk 440 · 4 ROOM | S$2,800 | — |
| Apr 2025 | Blk 440 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 440 · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 440 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 440 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 440 · 4 ROOM | S$2,400 | — |
| Apr 2023 | Blk 440 · 4 ROOM | S$3,000 | — |
| Dec 2022 | Blk 440 · 5 ROOM | S$3,800 | — |
| Feb 2022 | Blk 440 · 4 ROOM | S$3,000 | — |
| Nov 2021 | Blk 440 · 4 ROOM | S$1,900 | — |
| Jul 2021 | Blk 440 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 440 · 4 ROOM | S$2,000 | — |
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$485,408 | S$535,930 | S$580,422 | S$590,573 |
| 10 years | 48 years | S$460,957 | S$561,904 | S$659,074 | S$682,329 |
| 20 years | 38 years | S$405,230 | S$602,151 | S$828,419 | S$887,910 |
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.