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HDB · 520456

Blk 456 Tampines St 42

Project page · 99-year lease from 1987

Indicative value range
S$554,092 – S$582,916
Indicative mid S$565,548 · S$6,733 psm

Based on 12 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 45101 TO 0384 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Sept 2026Blk 45507 TO 0984 sqmS$583,000S$6,940 psm×1.000S$6,940 psm
Sept 2026Blk 45510 TO 1284 sqmS$582,888S$6,939 psm×1.000S$6,939 psm
Aug 2026Blk 45804 TO 0684 sqmS$560,000S$6,667 psm×1.000S$6,667 psm
Jun 2026Blk 45801 TO 0384 sqmS$555,000S$6,607 psm×1.000S$6,607 psm
May 2026Blk 44704 TO 0684 sqmS$535,000S$6,369 psm×1.000S$6,369 psm
Feb 2026Blk 45901 TO 0384 sqmS$553,000S$6,583 psm×0.997S$6,564 psm
Feb 2026Blk 45301 TO 0384 sqmS$570,000S$6,786 psm×0.997S$6,766 psm
Jan 2026Blk 45510 TO 1284 sqmS$585,000S$6,964 psm×0.997S$6,944 psm
Jan 2026Blk 45910 TO 1288 sqmS$600,000S$6,818 psm×0.997S$6,798 psm
Dec 2025Blk 45907 TO 0988 sqmS$625,000S$7,102 psm×0.996S$7,074 psm
Nov 2025Blk 45604 TO 0684 sqmS$565,000S$6,726 psm×0.996S$6,700 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.

7.11% gross yield

S$40,200 of rent a year against the estimate above · 0.05 points above flats like it

Homes like this rent for about S$3,350 a month, the middle of 24 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

ApprovedBlockFlatRent a month
Sept 20264574 ROOMS$3,000
Aug 20264564 ROOMS$3,200
Aug 20264554 ROOMS$2,750
Jun 20264514 ROOMS$3,900
Jun 20264594 ROOMS$3,800
Jun 20264514 ROOMS$3,400
Jun 20264494 ROOMS$3,400
Jun 20264554 ROOMS$3,300

median of 24 HDB rental approvals for 4 ROOM on Tampines St 42 since 2025-10.

Buying or selling at S$565,548?

Buying: Stamp duty on S$565,548 · Cash and CPF needed on S$565,548 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$565,548.

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

Primary schools near 456 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 456 · 4 ROOM · 04 TO 06 · Simplified · 61 years left
84 sqmS$565,000S$6,726 psm
Sept 2025
Blk 456 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$586,888S$6,987 psm
Aug 2025
Blk 456 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$582,000S$6,929 psm
Jul 2025
Blk 456 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$575,888S$6,856 psm
Apr 2025
Blk 456 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
84 sqmS$563,889S$6,713 psm
Jul 2024
Blk 456 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
84 sqmS$523,000S$6,226 psm
Apr 2024
Blk 456 · 5 ROOM · 04 TO 06 · Improved · 63 years left
122 sqmS$680,000S$5,574 psm
Dec 2023
Blk 456 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$518,000S$6,167 psm
Dec 2023
Blk 456 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
84 sqmS$495,000S$5,893 psm
Sept 2023
Blk 456 · 5 ROOM · 04 TO 06 · Improved · 63 years left
122 sqmS$660,000S$5,410 psm
May 2023
Blk 456 · 4 ROOM · 10 TO 12 · Simplified · 64 years left
84 sqmS$513,888S$6,118 psm
Jul 2022
Blk 456 · 5 ROOM · 01 TO 03 · Improved · 64 years left
122 sqmS$575,000S$4,713 psm
May 2022
Blk 456 · 4 ROOM · 04 TO 06 · Simplified · 65 years left
84 sqmS$448,000S$5,333 psm
Jan 2022
Blk 456 · 4 ROOM · 01 TO 03 · Model A · 65 years left
108 sqmS$480,000S$4,444 psm
Dec 2021
Blk 456 · 5 ROOM · 10 TO 12 · Improved · 65 years left
122 sqmS$588,000S$4,820 psm
See more

Showing 15 of 54.

Sale prices as filed in caveats.

Where the lease takes this

About 59 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 years54 yearsS$539,870S$596,060S$645,545S$656,835
10 years49 yearsS$512,676S$624,949S$733,022S$758,886
20 years39 yearsS$450,697S$669,712S$921,367S$987,532

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.