Blk 467 Tampines St 44
Project page · 99-year lease from 1987
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 467 | 10 TO 12 | 74 sqm | S$500,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Jan 2026 | Blk 467 | 04 TO 06 | 74 sqm | S$482,000 | S$6,514 psm | ×0.997 | S$6,494 psm |
| Dec 2025 | Blk 467 | 10 TO 12 | 74 sqm | S$496,888 | S$6,715 psm | ×0.996 | S$6,688 psm |
| Nov 2025 | Blk 467 | 10 TO 12 | 74 sqm | S$485,000 | S$6,554 psm | ×0.996 | S$6,528 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.
7.12% gross yield
S$34,800 of rent a year against the estimate above · 0.03 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 15 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 | 467 | 3 ROOM | S$3,000 |
| Sept 2026 | 462 | 3 ROOM | S$2,800 |
| Aug 2026 | 469 | 3 ROOM | S$2,900 |
| Aug 2026 | 469 | 3 ROOM | S$2,800 |
| May 2026 | 468 | 3 ROOM | S$3,300 |
| May 2026 | 465 | 3 ROOM | S$3,100 |
| May 2026 | 467 | 3 ROOM | S$3,100 |
| Apr 2026 | 467 | 3 ROOM | S$3,000 |
median of 15 HDB rental approvals for 3 ROOM on Tampines St 44 since 2025-10.
Buying or selling at S$489,015?
Buying: Stamp duty on S$489,015 · Cash and CPF needed on S$489,015 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$489,015.
Each opens with this figure filled in; change anything there.
Primary schools near 467 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
- Tampines North Primary School · 549 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 886 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 973 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 973 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- East Spring Primary School · 1,015 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Casuarina Primary School · 1,362 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,531 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,557 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,872 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 467 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 74 sqm | S$500,000 | S$6,757 psm |
| Apr 2026 | Blk 467 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 108 sqm | S$630,000 | S$5,833 psm |
| Jan 2026 | Blk 467 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$482,000 | S$6,514 psm |
| Dec 2025 | Blk 467 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$496,888 | S$6,715 psm |
| Nov 2025 | Blk 467 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$485,000 | S$6,554 psm |
| Jun 2025 | Blk 467 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$458,000 | S$6,189 psm |
| Aug 2024 | Blk 467 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 105 sqm | S$628,000 | S$5,981 psm |
| Jan 2024 | Blk 467 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$628,000 | S$6,038 psm |
| Dec 2023 | Blk 467 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Nov 2023 | Blk 467 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$430,000 | S$5,811 psm |
| Nov 2023 | Blk 467 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Jul 2023 | Blk 467 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 105 sqm | S$543,000 | S$5,171 psm |
| May 2023 | Blk 467 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Jan 2023 | Blk 467 · 3 ROOM · 10 TO 12 · Model A · 64 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Dec 2022 | Blk 467 · 3 ROOM · 01 TO 03 · Model A · 64 years left | 74 sqm | S$425,000 | S$5,743 psm |
| Jan 2022 | Blk 467 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 105 sqm | S$458,000 | S$4,362 psm |
| Dec 2021 | Blk 467 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 74 sqm | S$375,000 | S$5,068 psm |
| Oct 2021 | Blk 467 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 105 sqm | S$480,000 | S$4,571 psm |
| Oct 2021 | Blk 467 · 4 ROOM · 01 TO 03 · Model A · 65 years left excluded: outlier | 104 sqm | S$426,000 | S$4,096 psm |
| Oct 2021 | Blk 467 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 74 sqm | S$345,000 | S$4,662 psm |
Showing 20 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 467 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 467 · 3 ROOM | S$3,100 | — |
| Apr 2026 | Blk 467 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 467 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 467 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 467 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 467 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 467 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 467 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 467 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 467 · 3 ROOM | S$3,250 | — |
| Sept 2022 | Blk 467 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 467 · 3 ROOM | S$2,100 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$466,812 | S$515,398 | S$558,186 | S$567,948 |
| 10 years | 49 years | S$443,297 | S$540,377 | S$633,825 | S$656,188 |
| 20 years | 39 years | S$389,706 | S$579,082 | S$796,682 | S$853,893 |
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.