Blk 444 Tampines St 42
Project page · 99-year lease from 1985
Based on 5 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 445 | 01 TO 03 | 76 sqm | S$471,000 | S$6,197 psm | ×1.000 | S$6,197 psm |
| Jul 2026 | Blk 445 | 04 TO 06 | 64 sqm | S$400,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Jun 2026 | Blk 445 | 01 TO 03 | 64 sqm | S$415,000 | S$6,484 psm | ×1.000 | S$6,484 psm |
| Apr 2026 | Blk 448 | 07 TO 09 | 74 sqm | S$478,000 | S$6,459 psm | ×1.000 | S$6,459 psm |
| Jan 2026 | Blk 444 | 04 TO 06 | 74 sqm | S$430,000 | S$5,811 psm | ×0.997 | S$5,794 psm |
How accurate is this estimate for Tampines St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 30 sales in Tampines St 42 since.
- Median error
- 1.9%
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$35,700 of rent a year against the estimate above · 0.63 points above flats like it
Homes like this rent for about S$2,975 a month, the middle of 12 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 | 445 | 3 ROOM | S$3,000 |
| Sept 2026 | 444 | 3 ROOM | S$3,000 |
| Sept 2026 | 446 | 3 ROOM | S$2,700 |
| May 2026 | 445 | 3 ROOM | S$3,000 |
| May 2026 | 446 | 3 ROOM | S$2,950 |
| May 2026 | 444 | 3 ROOM | S$2,900 |
| Mar 2026 | 446 | 3 ROOM | S$2,800 |
| Feb 2026 | 448 | 3 ROOM | S$3,000 |
median of 12 HDB rental approvals for 3 ROOM on Tampines St 42 since 2025-10.
Buying or selling at S$462,500?
Buying: Stamp duty on S$462,500 · Cash and CPF needed on S$462,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$462,500.
Each opens with this figure filled in; change anything there.
Primary schools near 444 Tampines St 42
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 · 156 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 295 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 710 m · no 2025 Phase 2C ballot
- Yumin Primary School · 710 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,144 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,220 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,278 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,407 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,638 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,692 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pasir Ris Primary School · 1,918 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 444 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 105 sqm | S$640,000 | S$6,095 psm |
| Jan 2026 | Blk 444 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 108 sqm | S$620,000 | S$5,741 psm |
| Jan 2026 | Blk 444 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 74 sqm | S$430,000 | S$5,811 psm |
| Dec 2024 | Blk 444 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 105 sqm | S$555,000 | S$5,286 psm |
| Jul 2024 | Blk 444 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$450,000 | S$6,081 psm |
| Apr 2024 | Blk 444 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$557,000 | S$5,356 psm |
| Nov 2023 | Blk 444 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 108 sqm | S$538,000 | S$4,981 psm |
| Apr 2023 | Blk 444 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 108 sqm | S$535,000 | S$4,954 psm |
| Jan 2023 | Blk 444 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Oct 2022 | Blk 444 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$398,000 | S$5,378 psm |
| Oct 2021 | Blk 444 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$360,000 | S$4,865 psm |
Showing 11 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 444 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 444 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 444 · 4 ROOM | S$2,500 | — |
| Aug 2025 | Blk 444 · 3 ROOM | S$2,650 | — |
| Jul 2025 | Blk 444 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 444 · 4 ROOM | S$3,650 | — |
| Dec 2024 | Blk 444 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 444 · 3 ROOM | S$2,650 | — |
| Apr 2024 | Blk 444 · 4 ROOM | S$2,300 | — |
| Aug 2023 | Blk 444 · 3 ROOM | S$2,700 | — |
| Aug 2023 | Blk 444 · 3 ROOM | S$600 | — |
| Jul 2023 | Blk 444 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 444 · 3 ROOM | S$2,900 | — |
| Jan 2023 | Blk 444 · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 444 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 444 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 444 · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 444 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 444 · 3 ROOM | S$1,850 | — |
| Feb 2021 | Blk 444 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 444 · 4 ROOM | S$2,400 | — |
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$441,501 | S$487,452 | S$527,920 | S$537,153 |
| 10 years | 47 years | S$419,261 | S$511,077 | S$599,458 | S$620,609 |
| 20 years | 37 years | S$368,576 | S$547,684 | S$753,485 | S$807,594 |
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.