HDB · 520461
Blk 461 Tampines St 44
Project page · 99-year lease from 1986
Indicative value range
S$706,057 – S$758,745
Indicative mid S$733,063 · S$6,009 psm
Based on 186 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 491D · 329 m | 10 TO 12 | 120 sqm | S$715,000 | S$5,958 psm | ×1.000 | S$5,958 psm |
| Oct 2026 | Blk 373 · 573 m | 04 TO 06 | 124 sqm | S$740,000 | S$5,968 psm | ×1.000 | S$5,968 psm |
| Oct 2026 | Blk 371 · 573 m | 07 TO 09 | 123 sqm | S$760,000 | S$6,179 psm | ×1.000 | S$6,179 psm |
| Oct 2026 | Blk 488A · 188 m | 07 TO 09 | 121 sqm | S$700,000 | S$5,785 psm | ×1.000 | S$5,785 psm |
| Oct 2026 | Blk 318 · 807 m | 04 TO 06 | 127 sqm | S$715,000 | S$5,630 psm | ×1.000 | S$5,630 psm |
| Oct 2026 | Blk 385 · 811 m | 04 TO 06 | 127 sqm | S$770,000 | S$6,063 psm | ×1.000 | S$6,063 psm |
| Sept 2026 | Blk 268 · 768 m | 04 TO 06 | 133 sqm | S$770,000 | S$5,789 psm | ×1.000 | S$5,789 psm |
| Sept 2026 | Blk 254 · 768 m | 04 TO 06 | 126 sqm | S$730,000 | S$5,794 psm | ×1.000 | S$5,794 psm |
| Sept 2026 | Blk 268 · 768 m | 01 TO 03 | 133 sqm | S$780,000 | S$5,865 psm | ×1.000 | S$5,865 psm |
| Sept 2026 | Blk 254 · 768 m | 04 TO 06 | 121 sqm | S$685,000 | S$5,661 psm | ×1.000 | S$5,661 psm |
| Sept 2026 | Blk 257 · 768 m | 07 TO 09 | 121 sqm | S$672,000 | S$5,554 psm | ×1.000 | S$5,554 psm |
| Sept 2026 | Blk 257 · 768 m | 04 TO 06 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Sept 2026 | Blk 232 · 768 m | 10 TO 12 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Sept 2026 | Blk 458 · 131 m | 07 TO 09 | 122 sqm | S$780,000 | S$6,393 psm | ×1.000 | S$6,393 psm |
| Sept 2026 | Blk 492D · 329 m | 01 TO 03 | 124 sqm | S$745,000 | S$6,008 psm | ×1.000 | S$6,008 psm |
| Sept 2026 | Blk 491G · 329 m | 10 TO 12 | 122 sqm | S$763,000 | S$6,254 psm | ×1.000 | S$6,254 psm |
| Sept 2026 | Blk 485A · 188 m | 07 TO 09 | 125 sqm | S$760,000 | S$6,080 psm | ×1.000 | S$6,080 psm |
| Sept 2026 | Blk 305 · 811 m | 07 TO 09 | 125 sqm | S$735,000 | S$5,880 psm | ×1.000 | S$5,880 psm |
| Sept 2026 | Blk 230 · 545 m | 07 TO 09 | 121 sqm | S$765,000 | S$6,322 psm | ×1.000 | S$6,322 psm |
| Aug 2026 | Blk 268 · 768 m | 01 TO 03 | 133 sqm | S$750,000 | S$5,639 psm | ×1.000 | S$5,639 psm |
| Aug 2026 | Blk 493B · 188 m | 10 TO 12 | 123 sqm | S$800,000 | S$6,504 psm | ×1.000 | S$6,504 psm |
| Aug 2026 | Blk 491A · 188 m | 10 TO 12 | 126 sqm | S$785,000 | S$6,230 psm | ×1.000 | S$6,230 psm |
| Aug 2026 | Blk 496D · 188 m | 10 TO 12 | 127 sqm | S$750,000 | S$5,906 psm | ×1.000 | S$5,906 psm |
| Aug 2026 | Blk 230C · 545 m | 01 TO 03 | 127 sqm | S$765,000 | S$6,024 psm | ×1.000 | S$6,024 psm |
| Aug 2026 | Blk 493D · 406 m | 10 TO 12 | 122 sqm | S$728,000 | S$5,967 psm | ×1.000 | S$5,967 psm |
| Aug 2026 | Blk 393 · 499 m | 04 TO 06 | 127 sqm | S$848,000 | S$6,677 psm | ×1.000 | S$6,677 psm |
| Aug 2026 | Blk 393 · 499 m | 10 TO 12 | 127 sqm | S$838,000 | S$6,598 psm | ×1.000 | S$6,598 psm |
| Jul 2026 | Blk 257 · 768 m | 07 TO 09 | 126 sqm | S$685,000 | S$5,437 psm | ×1.000 | S$5,437 psm |
| Jul 2026 | Blk 232 · 768 m | 07 TO 09 | 121 sqm | S$735,000 | S$6,074 psm | ×1.000 | S$6,074 psm |
| Jul 2026 | Blk 257 · 768 m | 07 TO 09 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Jul 2026 | Blk 232 · 768 m | 07 TO 09 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,372 psm |
| Jul 2026 | Blk 455 · 131 m | 01 TO 03 | 122 sqm | S$710,000 | S$5,820 psm | ×1.000 | S$5,820 psm |
| Jul 2026 | Blk 491C · 329 m | 01 TO 03 | 133 sqm | S$753,000 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Jul 2026 | Blk 490B · 329 m | 07 TO 09 | 126 sqm | S$768,000 | S$6,095 psm | ×1.000 | S$6,095 psm |
| Jul 2026 | Blk 491H · 329 m | 04 TO 06 | 123 sqm | S$740,000 | S$6,016 psm | ×1.000 | S$6,016 psm |
| Jul 2026 | Blk 486A · 188 m | 07 TO 09 | 127 sqm | S$735,000 | S$5,787 psm | ×1.000 | S$5,787 psm |
| Jul 2026 | Blk 496D · 188 m | 07 TO 09 | 124 sqm | S$793,000 | S$6,395 psm | ×1.000 | S$6,395 psm |
| Jul 2026 | Blk 494B · 188 m | 04 TO 06 | 120 sqm | S$720,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 493A · 188 m | 07 TO 09 | 128 sqm | S$780,000 | S$6,094 psm | ×1.000 | S$6,094 psm |
| Jul 2026 | Blk 486B · 188 m | 07 TO 09 | 124 sqm | S$730,000 | S$5,887 psm | ×1.000 | S$5,887 psm |
| Jul 2026 | Blk 486A · 188 m | 07 TO 09 | 126 sqm | S$765,000 | S$6,071 psm | ×1.000 | S$6,071 psm |
| Jul 2026 | Blk 317 · 807 m | 04 TO 06 | 126 sqm | S$750,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Jul 2026 | Blk 383 · 811 m | 01 TO 03 | 126 sqm | S$765,000 | S$6,071 psm | ×1.000 | S$6,071 psm |
| Jul 2026 | Blk 388 · 811 m | 07 TO 09 | 127 sqm | S$760,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Jul 2026 | Blk 304 · 811 m | 04 TO 06 | 125 sqm | S$768,000 | S$6,144 psm | ×1.000 | S$6,144 psm |
| Jul 2026 | Blk 493C · 406 m | 10 TO 12 | 124 sqm | S$780,000 | S$6,290 psm | ×1.000 | S$6,290 psm |
| Jul 2026 | Blk 496C · 406 m | 10 TO 12 | 125 sqm | S$760,000 | S$6,080 psm | ×1.000 | S$6,080 psm |
| Jun 2026 | Blk 257 · 768 m | 07 TO 09 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Jun 2026 | Blk 229 · 556 m | 07 TO 09 | 121 sqm | S$742,000 | S$6,132 psm | ×1.000 | S$6,132 psm |
| Jun 2026 | Blk 490B · 329 m | 04 TO 06 | 128 sqm | S$700,000 | S$5,469 psm | ×1.000 | S$5,469 psm |
| Jun 2026 | Blk 488A · 188 m | 04 TO 06 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Jun 2026 | Blk 302 · 811 m | 01 TO 03 | 125 sqm | S$748,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Jun 2026 | Blk 230 · 545 m | 07 TO 09 | 121 sqm | S$700,000 | S$5,785 psm | ×1.000 | S$5,785 psm |
| Jun 2026 | Blk 147 · 817 m | 01 TO 03 | 127 sqm | S$680,000 | S$5,354 psm | ×1.000 | S$5,354 psm |
| Jun 2026 | Blk 151 · 817 m | 01 TO 03 | 130 sqm | S$695,000 | S$5,346 psm | ×1.000 | S$5,346 psm |
| Jun 2026 | Blk 148 · 817 m | 04 TO 06 | 127 sqm | S$700,000 | S$5,512 psm | ×1.000 | S$5,512 psm |
| May 2026 | Blk 260 · 768 m | 07 TO 09 | 133 sqm | S$770,000 | S$5,789 psm | ×1.000 | S$5,789 psm |
| May 2026 | Blk 493A · 188 m | 04 TO 06 | 125 sqm | S$710,000 | S$5,680 psm | ×1.000 | S$5,680 psm |
| May 2026 | Blk 486A · 188 m | 07 TO 09 | 126 sqm | S$760,000 | S$6,032 psm | ×1.000 | S$6,032 psm |
| May 2026 | Blk 488A · 188 m | 07 TO 09 | 121 sqm | S$740,000 | S$6,116 psm | ×1.000 | S$6,116 psm |
| May 2026 | Blk 381 · 811 m | 07 TO 09 | 129 sqm | S$818,000 | S$6,341 psm | ×1.000 | S$6,341 psm |
| May 2026 | Blk 394 · 499 m | 04 TO 06 | 127 sqm | S$845,000 | S$6,654 psm | ×1.000 | S$6,654 psm |
| Apr 2026 | Blk 260 · 768 m | 04 TO 06 | 133 sqm | S$765,000 | S$5,752 psm | ×1.000 | S$5,752 psm |
| Apr 2026 | Blk 216 · 556 m | 01 TO 03 | 125 sqm | S$707,888 | S$5,663 psm | ×1.000 | S$5,663 psm |
| Apr 2026 | Blk 389 · 811 m | 01 TO 03 | 127 sqm | S$755,000 | S$5,945 psm | ×1.000 | S$5,945 psm |
| Apr 2026 | Blk 494C · 406 m | 07 TO 09 | 123 sqm | S$680,000 | S$5,528 psm | ×1.000 | S$5,528 psm |
| Apr 2026 | Blk 494C · 406 m | 10 TO 12 | 125 sqm | S$728,000 | S$5,824 psm | ×1.000 | S$5,824 psm |
| Apr 2026 | Blk 393 · 499 m | 04 TO 06 | 121 sqm | S$808,000 | S$6,678 psm | ×1.000 | S$6,678 psm |
| Mar 2026 | Blk 232 · 768 m | 10 TO 12 | 123 sqm | S$790,000 | S$6,423 psm | ×0.997 | S$6,404 psm |
| Mar 2026 | Blk 229 · 556 m | 10 TO 12 | 121 sqm | S$767,000 | S$6,339 psm | ×0.997 | S$6,320 psm |
| Mar 2026 | Blk 491F · 329 m | 04 TO 06 | 133 sqm | S$790,000 | S$5,940 psm | ×0.997 | S$5,922 psm |
| Mar 2026 | Blk 491A · 188 m | 07 TO 09 | 124 sqm | S$785,000 | S$6,331 psm | ×0.997 | S$6,312 psm |
| Mar 2026 | Blk 303 · 811 m | 07 TO 09 | 123 sqm | S$790,000 | S$6,423 psm | ×0.997 | S$6,404 psm |
| Mar 2026 | Blk 386 · 811 m | 10 TO 12 | 135 sqm | S$855,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Mar 2026 | Blk 382 · 811 m | 10 TO 12 | 126 sqm | S$808,000 | S$6,413 psm | ×0.997 | S$6,394 psm |
| Mar 2026 | Blk 303 · 811 m | 10 TO 12 | 124 sqm | S$812,000 | S$6,548 psm | ×0.997 | S$6,529 psm |
| Mar 2026 | Blk 496B · 406 m | 07 TO 09 | 123 sqm | S$768,888 | S$6,251 psm | ×0.997 | S$6,233 psm |
| Feb 2026 | Blk 232 · 768 m | 07 TO 09 | 125 sqm | S$780,000 | S$6,240 psm | ×0.997 | S$6,222 psm |
| Feb 2026 | Blk 491C · 329 m | 01 TO 03 | 122 sqm | S$708,000 | S$5,803 psm | ×0.997 | S$5,786 psm |
| Feb 2026 | Blk 491C · 329 m | 01 TO 03 | 123 sqm | S$690,000 | S$5,610 psm | ×0.997 | S$5,593 psm |
| Feb 2026 | Blk 486C · 188 m | 07 TO 09 | 127 sqm | S$770,000 | S$6,063 psm | ×0.997 | S$6,045 psm |
| Feb 2026 | Blk 389 · 811 m | 01 TO 03 | 126 sqm | S$750,000 | S$5,952 psm | ×0.997 | S$5,935 psm |
| Feb 2026 | Blk 395 · 499 m | 04 TO 06 | 121 sqm | S$822,000 | S$6,793 psm | ×0.997 | S$6,773 psm |
| Feb 2026 | Blk 391 · 499 m | 04 TO 06 | 137 sqm | S$830,000 | S$6,058 psm | ×0.997 | S$6,041 psm |
| Feb 2026 | Blk 390 · 499 m | 10 TO 12 | 124 sqm | S$835,000 | S$6,734 psm | ×0.997 | S$6,714 psm |
| Jan 2026 | Blk 260 · 768 m | 04 TO 06 | 133 sqm | S$780,000 | S$5,865 psm | ×0.997 | S$5,847 psm |
| Jan 2026 | Blk 229 · 556 m | 01 TO 03 | 121 sqm | S$745,000 | S$6,157 psm | ×0.997 | S$6,139 psm |
| Jan 2026 | Blk 210 · 556 m | 04 TO 06 | 121 sqm | S$748,000 | S$6,182 psm | ×0.997 | S$6,164 psm |
| Jan 2026 | Blk 455 · 131 m | 04 TO 06 | 122 sqm | S$780,000 | S$6,393 psm | ×0.997 | S$6,375 psm |
| Jan 2026 | Blk 455 · 131 m | 04 TO 06 | 122 sqm | S$739,000 | S$6,057 psm | ×0.997 | S$6,040 psm |
| Jan 2026 | Blk 489C · 329 m | 10 TO 12 | 121 sqm | S$748,000 | S$6,182 psm | ×0.997 | S$6,164 psm |
| Jan 2026 | Blk 491E · 329 m | 10 TO 12 | 122 sqm | S$770,000 | S$6,311 psm | ×0.997 | S$6,293 psm |
| Jan 2026 | Blk 491G · 329 m | 04 TO 06 | 124 sqm | S$823,888 | S$6,644 psm | ×0.997 | S$6,625 psm |
| Jan 2026 | Blk 491H · 329 m | 07 TO 09 | 124 sqm | S$688,000 | S$5,548 psm | ×0.997 | S$5,532 psm |
| Jan 2026 | Blk 485A · 188 m | 10 TO 12 | 125 sqm | S$765,000 | S$6,120 psm | ×0.997 | S$6,102 psm |
| Jan 2026 | Blk 485A · 188 m | 01 TO 03 | 125 sqm | S$720,000 | S$5,760 psm | ×0.997 | S$5,743 psm |
| Jan 2026 | Blk 385 · 811 m | 07 TO 09 | 126 sqm | S$790,000 | S$6,270 psm | ×0.997 | S$6,251 psm |
| Jan 2026 | Blk 443 · 406 m | 07 TO 09 | 122 sqm | S$685,000 | S$5,615 psm | ×0.997 | S$5,598 psm |
| Jan 2026 | Blk 390 · 499 m | 07 TO 09 | 124 sqm | S$808,000 | S$6,516 psm | ×0.997 | S$6,497 psm |
| Dec 2025 | Blk 229 · 556 m | 01 TO 03 | 121 sqm | S$680,000 | S$5,620 psm | ×0.996 | S$5,598 psm |
| Dec 2025 | Blk 491F · 329 m | 01 TO 03 | 120 sqm | S$720,000 | S$6,000 psm | ×0.996 | S$5,976 psm |
| Dec 2025 | Blk 491F · 329 m | 07 TO 09 | 124 sqm | S$715,000 | S$5,766 psm | ×0.996 | S$5,743 psm |
| Dec 2025 | Blk 485A · 188 m | 07 TO 09 | 125 sqm | S$732,000 | S$5,856 psm | ×0.996 | S$5,833 psm |
| Dec 2025 | Blk 488A · 188 m | 07 TO 09 | 121 sqm | S$740,000 | S$6,116 psm | ×0.996 | S$6,092 psm |
| Dec 2025 | Blk 440 · 406 m | 04 TO 06 | 122 sqm | S$630,000 | S$5,164 psm | ×0.996 | S$5,144 psm |
| Dec 2025 | Blk 393 · 499 m | 10 TO 12 | 128 sqm | S$850,000 | S$6,641 psm | ×0.996 | S$6,615 psm |
| Nov 2025 | Blk 232 · 768 m | 01 TO 03 | 121 sqm | S$680,000 | S$5,620 psm | ×0.996 | S$5,598 psm |
| Nov 2025 | Blk 461 | 10 TO 12 | 122 sqm | S$735,000 | S$6,025 psm | ×0.996 | S$6,001 psm |
| Nov 2025 | Blk 491B · 188 m | 07 TO 09 | 124 sqm | S$745,000 | S$6,008 psm | ×0.996 | S$5,984 psm |
| Nov 2025 | Blk 383 · 811 m | 10 TO 12 | 126 sqm | S$835,000 | S$6,627 psm | ×0.996 | S$6,601 psm |
| Nov 2025 | Blk 305 · 811 m | 07 TO 09 | 127 sqm | S$815,000 | S$6,417 psm | ×0.996 | S$6,392 psm |
| Oct 2025 | Blk 257 · 768 m | 01 TO 03 | 121 sqm | S$690,000 | S$5,702 psm | ×0.996 | S$5,680 psm |
| Oct 2025 | Blk 233 · 768 m | 04 TO 06 | 121 sqm | S$730,000 | S$6,033 psm | ×0.996 | S$6,009 psm |
| Oct 2025 | Blk 496E · 188 m | 13 TO 15 | 124 sqm | S$740,000 | S$5,968 psm | ×0.996 | S$5,944 psm |
| Oct 2025 | Blk 381 · 811 m | 01 TO 03 | 137 sqm | S$800,000 | S$5,839 psm | ×0.996 | S$5,816 psm |
| Oct 2025 | Blk 381 · 811 m | 07 TO 09 | 125 sqm | S$840,000 | S$6,720 psm | ×0.996 | S$6,694 psm |
| Oct 2025 | Blk 440 · 406 m | 07 TO 09 | 122 sqm | S$688,000 | S$5,639 psm | ×0.996 | S$5,617 psm |
| Sept 2025 | Blk 256 · 768 m | 10 TO 12 | 121 sqm | S$748,888 | S$6,189 psm | ×0.996 | S$6,162 psm |
| Sept 2025 | Blk 216 · 556 m | 10 TO 12 | 121 sqm | S$718,888 | S$5,941 psm | ×0.996 | S$5,915 psm |
| Sept 2025 | Blk 216 · 556 m | 04 TO 06 | 121 sqm | S$730,000 | S$6,033 psm | ×0.996 | S$6,006 psm |
| Sept 2025 | Blk 230 · 545 m | 01 TO 03 | 121 sqm | S$728,000 | S$6,017 psm | ×0.996 | S$5,990 psm |
| Sept 2025 | Blk 496B · 406 m | 10 TO 12 | 126 sqm | S$790,000 | S$6,270 psm | ×0.996 | S$6,242 psm |
| Aug 2025 | Blk 210 · 556 m | 01 TO 03 | 121 sqm | S$750,000 | S$6,198 psm | ×0.996 | S$6,171 psm |
| Aug 2025 | Blk 210 · 556 m | 04 TO 06 | 121 sqm | S$725,000 | S$5,992 psm | ×0.996 | S$5,965 psm |
| Jul 2025 | Blk 232 · 768 m | 04 TO 06 | 123 sqm | S$773,000 | S$6,285 psm | ×0.996 | S$6,257 psm |
| Jul 2025 | Blk 229 · 556 m | 01 TO 03 | 121 sqm | S$750,000 | S$6,198 psm | ×0.996 | S$6,171 psm |
| Jul 2025 | Blk 216 · 556 m | 07 TO 09 | 121 sqm | S$729,000 | S$6,025 psm | ×0.996 | S$5,998 psm |
| Jul 2025 | Blk 490A · 329 m | 10 TO 12 | 127 sqm | S$780,000 | S$6,142 psm | ×0.996 | S$6,115 psm |
| Jul 2025 | Blk 491C · 329 m | 01 TO 03 | 123 sqm | S$715,000 | S$5,813 psm | ×0.996 | S$5,787 psm |
| Jul 2025 | Blk 491D · 329 m | 07 TO 09 | 124 sqm | S$750,000 | S$6,048 psm | ×0.996 | S$6,022 psm |
| Jul 2025 | Blk 489B · 329 m | 04 TO 06 | 140 sqm | S$750,000 | S$5,357 psm | ×0.996 | S$5,333 psm |
| Jul 2025 | Blk 492C · 329 m | 10 TO 12 | 122 sqm | S$768,000 | S$6,295 psm | ×0.996 | S$6,267 psm |
| Jul 2025 | Blk 493A · 188 m | 13 TO 15 | 125 sqm | S$800,000 | S$6,400 psm | ×0.996 | S$6,372 psm |
| Jul 2025 | Blk 383 · 811 m | 01 TO 03 | 126 sqm | S$716,000 | S$5,683 psm | ×0.996 | S$5,657 psm |
| Jul 2025 | Blk 383 · 811 m | 10 TO 12 | 128 sqm | S$808,000 | S$6,313 psm | ×0.996 | S$6,285 psm |
| Jul 2025 | Blk 440 · 406 m | 01 TO 03 | 122 sqm | S$705,000 | S$5,779 psm | ×0.996 | S$5,753 psm |
| Jul 2025 | Blk 496B · 406 m | 01 TO 03 | 121 sqm | S$715,000 | S$5,909 psm | ×0.996 | S$5,883 psm |
| Jul 2025 | Blk 496B · 406 m | 10 TO 12 | 126 sqm | S$775,000 | S$6,151 psm | ×0.996 | S$6,124 psm |
| Jul 2025 | Blk 496C · 406 m | 04 TO 06 | 121 sqm | S$755,000 | S$6,240 psm | ×0.996 | S$6,212 psm |
| Jun 2025 | Blk 233 · 768 m | 01 TO 03 | 121 sqm | S$703,888 | S$5,817 psm | ×1.000 | S$5,814 psm |
| Jun 2025 | Blk 210 · 556 m | 07 TO 09 | 121 sqm | S$780,000 | S$6,446 psm | ×1.000 | S$6,443 psm |
| Jun 2025 | Blk 496D · 188 m | 01 TO 03 | 126 sqm | S$700,000 | S$5,556 psm | ×1.000 | S$5,553 psm |
| Jun 2025 | Blk 306 · 811 m | 01 TO 03 | 126 sqm | S$700,000 | S$5,556 psm | ×1.000 | S$5,553 psm |
| Jun 2025 | Blk 477 · 406 m | 01 TO 03 | 132 sqm | S$745,000 | S$5,644 psm | ×1.000 | S$5,641 psm |
| May 2025 | Blk 233 · 768 m | 01 TO 03 | 121 sqm | S$688,000 | S$5,686 psm | ×1.000 | S$5,683 psm |
| May 2025 | Blk 210 · 556 m | 01 TO 03 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,030 psm |
| May 2025 | Blk 492C · 329 m | 10 TO 12 | 122 sqm | S$748,888 | S$6,138 psm | ×1.000 | S$6,135 psm |
| May 2025 | Blk 489C · 329 m | 01 TO 03 | 121 sqm | S$735,000 | S$6,074 psm | ×1.000 | S$6,071 psm |
| May 2025 | Blk 496D · 188 m | 04 TO 06 | 127 sqm | S$740,000 | S$5,827 psm | ×1.000 | S$5,824 psm |
| May 2025 | Blk 485B · 188 m | 10 TO 12 | 121 sqm | S$761,000 | S$6,289 psm | ×1.000 | S$6,286 psm |
| May 2025 | Blk 381 · 811 m | 07 TO 09 | 122 sqm | S$768,888 | S$6,302 psm | ×1.000 | S$6,299 psm |
| May 2025 | Blk 391 · 499 m | 07 TO 09 | 123 sqm | S$808,889 | S$6,576 psm | ×1.000 | S$6,573 psm |
| Apr 2025 | Blk 257 · 768 m | 07 TO 09 | 121 sqm | S$720,000 | S$5,950 psm | ×1.000 | S$5,947 psm |
| Apr 2025 | Blk 229 · 556 m | 01 TO 03 | 121 sqm | S$755,000 | S$6,240 psm | ×1.000 | S$6,237 psm |
| Apr 2025 | Blk 216 · 556 m | 10 TO 12 | 121 sqm | S$728,888 | S$6,024 psm | ×1.000 | S$6,021 psm |
| Mar 2025 | Blk 453 · 131 m | 10 TO 12 | 122 sqm | S$760,000 | S$6,230 psm | ×1.009 | S$6,285 psm |
| Mar 2025 | Blk 305 · 811 m | 07 TO 09 | 125 sqm | S$725,000 | S$5,800 psm | ×1.009 | S$5,852 psm |
| Mar 2025 | Blk 494C · 406 m | 13 TO 15 | 124 sqm | S$765,000 | S$6,169 psm | ×1.009 | S$6,225 psm |
| Feb 2025 | Blk 268 · 768 m | 07 TO 09 | 133 sqm | S$780,000 | S$5,865 psm | ×1.009 | S$5,917 psm |
| Feb 2025 | Blk 216 · 556 m | 01 TO 03 | 121 sqm | S$708,888 | S$5,859 psm | ×1.009 | S$5,911 psm |
| Feb 2025 | Blk 496E · 188 m | 04 TO 06 | 127 sqm | S$715,000 | S$5,630 psm | ×1.009 | S$5,680 psm |
| Feb 2025 | Blk 488A · 188 m | 07 TO 09 | 121 sqm | S$730,888 | S$6,040 psm | ×1.009 | S$6,094 psm |
| Feb 2025 | Blk 496F · 188 m | 01 TO 03 | 125 sqm | S$700,000 | S$5,600 psm | ×1.009 | S$5,650 psm |
| Feb 2025 | Blk 496B · 406 m | 04 TO 06 | 121 sqm | S$715,000 | S$5,909 psm | ×1.009 | S$5,962 psm |
| Jan 2025 | Blk 491H · 329 m | 07 TO 09 | 127 sqm | S$715,000 | S$5,630 psm | ×1.009 | S$5,680 psm |
| Jan 2025 | Blk 491G · 329 m | 01 TO 03 | 133 sqm | S$720,000 | S$5,414 psm | ×1.009 | S$5,462 psm |
| Jan 2025 | Blk 491E · 329 m | 01 TO 03 | 122 sqm | S$715,000 | S$5,861 psm | ×1.009 | S$5,913 psm |
| Jan 2025 | Blk 496E · 188 m | 04 TO 06 | 137 sqm | S$800,000 | S$5,839 psm | ×1.009 | S$5,892 psm |
| Jan 2025 | Blk 383 · 811 m | 07 TO 09 | 126 sqm | S$765,000 | S$6,071 psm | ×1.009 | S$6,126 psm |
| Jan 2025 | Blk 381 · 811 m | 04 TO 06 | 137 sqm | S$838,888 | S$6,123 psm | ×1.009 | S$6,178 psm |
| Dec 2024 | Blk 233 · 768 m | 04 TO 06 | 121 sqm | S$720,000 | S$5,950 psm | ×1.025 | S$6,098 psm |
| Dec 2024 | Blk 232 · 768 m | 10 TO 12 | 121 sqm | S$735,000 | S$6,074 psm | ×1.025 | S$6,225 psm |
| Dec 2024 | Blk 233 · 768 m | 07 TO 09 | 121 sqm | S$735,000 | S$6,074 psm | ×1.025 | S$6,225 psm |
| Dec 2024 | Blk 461 | 04 TO 06 | 122 sqm | S$705,000 | S$5,779 psm | ×1.025 | S$5,922 psm |
| Dec 2024 | Blk 229 · 556 m | 01 TO 03 | 121 sqm | S$710,000 | S$5,868 psm | ×1.025 | S$6,013 psm |
| Dec 2024 | Blk 491G · 329 m | 07 TO 09 | 124 sqm | S$688,000 | S$5,548 psm | ×1.025 | S$5,686 psm |
| Dec 2024 | Blk 230 · 545 m | 01 TO 03 | 121 sqm | S$680,000 | S$5,620 psm | ×1.025 | S$5,759 psm |
| Dec 2024 | Blk 483 · 406 m | 01 TO 03 | 132 sqm | S$740,000 | S$5,606 psm | ×1.025 | S$5,745 psm |
| Nov 2024 | Blk 453 · 131 m | 01 TO 03 | 122 sqm | S$680,000 | S$5,574 psm | ×1.025 | S$5,712 psm |
| Nov 2024 | Blk 457 · 131 m | 04 TO 06 | 122 sqm | S$700,000 | S$5,738 psm | ×1.025 | S$5,880 psm |
| Nov 2024 | Blk 453 · 131 m | 10 TO 12 | 122 sqm | S$745,000 | S$6,107 psm | ×1.025 | S$6,258 psm |
| Nov 2024 | Blk 490A · 329 m | 04 TO 06 | 127 sqm | S$695,000 | S$5,472 psm | ×1.025 | S$5,608 psm |
| Nov 2024 | Blk 496G · 188 m | 07 TO 09 | 121 sqm | S$720,000 | S$5,950 psm | ×1.025 | S$6,098 psm |
| Nov 2024 | Blk 486A · 188 m | 04 TO 06 | 126 sqm | S$730,000 | S$5,794 psm | ×1.025 | S$5,937 psm |
| Nov 2024 | Blk 496D · 188 m | 10 TO 12 | 126 sqm | S$760,000 | S$6,032 psm | ×1.025 | S$6,181 psm |
| Nov 2024 | Blk 443 · 406 m | 10 TO 12 | 122 sqm | S$735,000 | S$6,025 psm | ×1.025 | S$6,174 psm |
How accurate is this estimate for Tampines St 44?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Tampines St 44 since.
- Median error
- 2.8%
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.
6.38% gross yield
S$46,800 of rent a year against the estimate above · 0.5 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 3 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 |
|---|---|---|---|
| Mar 2026 | 461 | 5 ROOM | S$4,100 |
| Mar 2026 | 476 | 5 ROOM | S$3,900 |
| Mar 2026 | 461 | 5 ROOM | S$3,600 |
median of 3 HDB rental approvals for 5 ROOM on Tampines St 44 since 2025-10.
Buying or selling at S$733,063?
Buying: Stamp duty on S$733,063 · Cash and CPF needed on S$733,063 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$733,063.
Each opens with this figure filled in; change anything there.
Primary schools near 461 Tampines St 44
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 · 485 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 552 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 845 m · no 2025 Phase 2C ballot
- Yumin Primary School · 845 m · no 2025 Phase 2C ballot
- East Spring Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- White Sands Primary School · 999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,423 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,491 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,681 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,961 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Changkat Primary School · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,983 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 461 · 4 ROOM · 04 TO 06 · Simplified · 59 years left | 84 sqm | S$530,000 | S$6,310 psm |
| Aug 2026 | Blk 461 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$530,000 | S$6,310 psm |
| Nov 2025 | Blk 461 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 122 sqm | S$735,000 | S$6,025 psm |
| Jan 2025 | Blk 461 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$535,000 | S$6,369 psm |
| Dec 2024 | Blk 461 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 122 sqm | S$705,000 | S$5,779 psm |
| Sept 2023 | Blk 461 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$472,888 | S$5,630 psm |
| May 2023 | Blk 461 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 122 sqm | S$660,000 | S$5,410 psm |
| Apr 2023 | Blk 461 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$438,888 | S$5,225 psm |
| Dec 2022 | Blk 461 · 4 ROOM · 01 TO 03 · Simplified · 63 years left | 84 sqm | S$466,000 | S$5,548 psm |
| Sept 2022 | Blk 461 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$560,000 | S$4,590 psm |
| Jan 2022 | Blk 461 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 122 sqm | S$510,000 | S$4,180 psm |
See more
Showing 11 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 461 · 4 ROOM | S$3,400 | — |
| Mar 2026 | Blk 461 · 5 ROOM | S$4,100 | — |
| Mar 2026 | Blk 461 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 461 · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 461 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 461 · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 461 · 5 ROOM | S$3,600 | — |
| Dec 2023 | Blk 461 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 461 · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 461 · 5 ROOM | S$3,300 | — |
| Oct 2022 | Blk 461 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 461 · 4 ROOM | S$1,750 | — |
| Dec 2021 | Blk 461 · 5 ROOM | S$2,500 | — |
| Feb 2021 | Blk 461 · 4 ROOM | S$1,900 | — |
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$699,779 | S$772,612 | S$836,754 | S$851,388 |
| 10 years | 48 years | S$664,529 | S$810,058 | S$950,141 | S$983,666 |
| 20 years | 38 years | S$584,192 | S$868,079 | S$1,194,274 | S$1,280,037 |
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.