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HDB · 520472

Blk 472 Tampines St 44

Project page · 99-year lease from 1993

Indicative value range
S$982,536 – S$1,033,468
Indicative mid S$1,013,304 · S$6,373 psm

Based on 100 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 498M · 329 m07 TO 09143 sqmS$980,000S$6,853 psm×1.000S$6,853 psm
Oct 2026Blk 313 · 807 m07 TO 09144 sqmS$945,000S$6,563 psm×1.000S$6,563 psm
Oct 2026Blk 324 · 811 m04 TO 06149 sqmS$980,000S$6,577 psm×1.000S$6,577 psm
Oct 2026Blk 329 · 811 m07 TO 09149 sqmS$1,000,000S$6,711 psm×1.000S$6,711 psm
Sept 2026Blk 245 · 768 m10 TO 12143 sqmS$1,100,000S$7,692 psm×1.000S$7,692 psm
Sept 2026Blk 230J · 768 m07 TO 09149 sqmS$1,010,000S$6,779 psm×1.000S$6,779 psm
Sept 2026Blk 331 · 811 m07 TO 09149 sqmS$958,000S$6,430 psm×1.000S$6,430 psm
Sept 2026Blk 332 · 811 m04 TO 06147 sqmS$908,000S$6,177 psm×1.000S$6,177 psm
Sept 2026Blk 161 · 817 m01 TO 03149 sqmS$815,000S$5,470 psm×1.000S$5,470 psm
Sept 2026Blk 495D · 406 m04 TO 06146 sqmS$890,000S$6,096 psm×1.000S$6,096 psm
Aug 2026Blk 328 · 811 m07 TO 09149 sqmS$930,000S$6,242 psm×1.000S$6,242 psm
Aug 2026Blk 495B · 406 m07 TO 09147 sqmS$943,000S$6,415 psm×1.000S$6,415 psm
Aug 2026Blk 484 · 406 m01 TO 03165 sqmS$1,000,000S$6,061 psm×1.000S$6,061 psm
Jul 2026Blk 245 · 768 m04 TO 06150 sqmS$950,000S$6,333 psm×1.000S$6,333 psm
Jul 2026Blk 311 · 807 m01 TO 03148 sqmS$885,000S$5,980 psm×1.000S$5,980 psm
Jul 2026Blk 327 · 811 m04 TO 06147 sqmS$950,000S$6,463 psm×1.000S$6,463 psm
Jul 2026Blk 153 · 817 m07 TO 09144 sqmS$858,000S$5,958 psm×1.000S$5,958 psm
Jul 2026Blk 161 · 817 m04 TO 06150 sqmS$828,000S$5,520 psm×1.000S$5,520 psm
Jul 2026Blk 495C · 406 m07 TO 09146 sqmS$945,000S$6,473 psm×1.000S$6,473 psm
Jul 2026Blk 495E · 406 m04 TO 06146 sqmS$920,000S$6,301 psm×1.000S$6,301 psm
Jun 2026Blk 327 · 811 m10 TO 12148 sqmS$960,000S$6,486 psm×1.000S$6,486 psm
Jun 2026Blk 155 · 817 m04 TO 06151 sqmS$870,000S$5,762 psm×1.000S$5,762 psm
May 2026Blk 498E · 329 m07 TO 09143 sqmS$1,050,000S$7,343 psm×1.000S$7,343 psm
May 2026Blk 331 · 811 m04 TO 06147 sqmS$953,000S$6,483 psm×1.000S$6,483 psm
May 2026Blk 330 · 811 m07 TO 09147 sqmS$900,000S$6,122 psm×1.000S$6,122 psm
May 2026Blk 328 · 811 m10 TO 12147 sqmS$942,000S$6,408 psm×1.000S$6,408 psm
May 2026Blk 329 · 811 m01 TO 03147 sqmS$920,000S$6,259 psm×1.000S$6,259 psm
May 2026Blk 230E · 545 m07 TO 09150 sqmS$1,100,000S$7,333 psm×1.000S$7,333 psm
May 2026Blk 495F · 406 m10 TO 12147 sqmS$957,888S$6,516 psm×1.000S$6,516 psm
Apr 2026Blk 230J · 768 m01 TO 03151 sqmS$910,000S$6,026 psm×1.000S$6,026 psm
Apr 2026Blk 498A · 329 m07 TO 09143 sqmS$980,000S$6,853 psm×1.000S$6,853 psm
Apr 2026Blk 313 · 807 m04 TO 06153 sqmS$939,888S$6,143 psm×1.000S$6,143 psm
Apr 2026Blk 326 · 811 m04 TO 06148 sqmS$938,888S$6,344 psm×1.000S$6,344 psm
Apr 2026Blk 337 · 811 m07 TO 09147 sqmS$928,000S$6,313 psm×1.000S$6,313 psm
Apr 2026Blk 324 · 811 m10 TO 12147 sqmS$945,000S$6,429 psm×1.000S$6,429 psm
Apr 2026Blk 335 · 811 m10 TO 12149 sqmS$950,000S$6,376 psm×1.000S$6,376 psm
Apr 2026Blk 230F · 545 m01 TO 03150 sqmS$968,000S$6,453 psm×1.000S$6,453 psm
Apr 2026Blk 160 · 817 m04 TO 06148 sqmS$860,000S$5,811 psm×1.000S$5,811 psm
Mar 2026Blk 336 · 811 m04 TO 06146 sqmS$930,000S$6,370 psm×0.997S$6,351 psm
Feb 2026Blk 245 · 768 m04 TO 06150 sqmS$970,000S$6,467 psm×0.997S$6,448 psm
Feb 2026Blk 498B · 329 m07 TO 09147 sqmS$1,030,000S$7,007 psm×0.997S$6,986 psm
Feb 2026Blk 498J · 329 m07 TO 09143 sqmS$950,000S$6,643 psm×0.997S$6,624 psm
Feb 2026Blk 308 · 811 m04 TO 06142 sqmS$940,000S$6,620 psm×0.997S$6,600 psm
Feb 2026Blk 326 · 811 m04 TO 06148 sqmS$940,000S$6,351 psm×0.997S$6,333 psm
Jan 2026Blk 312 · 807 m10 TO 12147 sqmS$930,888S$6,333 psm×0.997S$6,314 psm
Jan 2026Blk 336 · 811 m04 TO 06149 sqmS$980,000S$6,577 psm×0.997S$6,558 psm
Jan 2026Blk 495A · 406 m10 TO 12146 sqmS$905,000S$6,199 psm×0.997S$6,180 psm
Jan 2026Blk 495C · 406 m04 TO 06146 sqmS$920,000S$6,301 psm×0.997S$6,283 psm
Dec 2025Blk 327 · 811 m10 TO 12147 sqmS$955,000S$6,497 psm×0.996S$6,471 psm
Dec 2025Blk 495C · 406 m07 TO 09147 sqmS$938,000S$6,381 psm×0.996S$6,356 psm
Dec 2025Blk 495D · 406 m04 TO 06146 sqmS$950,000S$6,507 psm×0.996S$6,481 psm
Nov 2025Blk 334 · 811 m10 TO 12149 sqmS$959,000S$6,436 psm×0.996S$6,411 psm
Nov 2025Blk 158 · 817 m01 TO 03149 sqmS$880,000S$5,906 psm×0.996S$5,883 psm
Sept 2025Blk 230G · 768 m10 TO 12147 sqmS$1,035,000S$7,041 psm×0.996S$7,010 psm
Sept 2025Blk 327 · 811 m04 TO 06147 sqmS$958,000S$6,517 psm×0.996S$6,488 psm
Sept 2025Blk 334 · 811 m07 TO 09147 sqmS$948,000S$6,449 psm×0.996S$6,420 psm
Sept 2025Blk 495F · 406 m10 TO 12146 sqmS$938,000S$6,425 psm×0.996S$6,396 psm
Aug 2025Blk 497J · 329 m01 TO 03144 sqmS$865,000S$6,007 psm×0.996S$5,980 psm
Aug 2025Blk 326 · 811 m04 TO 06146 sqmS$938,000S$6,425 psm×0.996S$6,396 psm
Aug 2025Blk 155 · 817 m07 TO 09147 sqmS$850,000S$5,782 psm×0.996S$5,757 psm
Jul 2025Blk 498F · 329 m07 TO 09147 sqmS$1,000,000S$6,803 psm×0.996S$6,773 psm
Jul 2025Blk 314 · 807 m01 TO 03144 sqmS$810,000S$5,625 psm×0.996S$5,600 psm
Jul 2025Blk 332 · 811 m10 TO 12149 sqmS$918,000S$6,161 psm×0.996S$6,134 psm
Jul 2025Blk 160 · 817 m04 TO 06149 sqmS$880,000S$5,906 psm×0.996S$5,880 psm
Jun 2025Blk 497J · 329 m10 TO 12144 sqmS$968,000S$6,722 psm×1.000S$6,719 psm
Jun 2025Blk 311 · 807 m10 TO 12147 sqmS$920,000S$6,259 psm×1.000S$6,255 psm
Jun 2025Blk 336 · 811 m04 TO 06146 sqmS$965,000S$6,610 psm×1.000S$6,606 psm
Jun 2025Blk 155 · 817 m04 TO 06151 sqmS$835,000S$5,530 psm×1.000S$5,527 psm
Jun 2025Blk 495E · 406 m07 TO 09146 sqmS$928,888S$6,362 psm×1.000S$6,359 psm
May 2025Blk 245 · 768 m07 TO 09151 sqmS$1,045,000S$6,921 psm×1.000S$6,917 psm
May 2025Blk 245 · 768 m01 TO 03150 sqmS$930,000S$6,200 psm×1.000S$6,197 psm
May 2025Blk 314 · 807 m04 TO 06153 sqmS$968,000S$6,327 psm×1.000S$6,324 psm
May 2025Blk 325 · 811 m01 TO 03154 sqmS$960,000S$6,234 psm×1.000S$6,231 psm
May 2025Blk 325 · 811 m04 TO 06146 sqmS$930,000S$6,370 psm×1.000S$6,367 psm
Apr 2025Blk 497D · 329 m04 TO 06139 sqmS$928,000S$6,676 psm×1.000S$6,673 psm
Apr 2025Blk 498M · 329 m10 TO 12143 sqmS$1,000,000S$6,993 psm×1.000S$6,990 psm
Apr 2025Blk 334 · 811 m04 TO 06149 sqmS$970,000S$6,510 psm×1.000S$6,507 psm
Apr 2025Blk 335 · 811 m07 TO 09149 sqmS$938,000S$6,295 psm×1.000S$6,292 psm
Mar 2025Blk 230H · 768 m10 TO 12147 sqmS$930,000S$6,327 psm×1.009S$6,383 psm
Mar 2025Blk 498H · 329 m10 TO 12143 sqmS$920,888S$6,440 psm×1.009S$6,497 psm
Mar 2025Blk 498B · 329 m07 TO 09147 sqmS$1,050,000S$7,143 psm×1.009S$7,207 psm
Mar 2025Blk 310 · 811 m01 TO 03143 sqmS$875,000S$6,119 psm×1.009S$6,174 psm
Mar 2025Blk 335 · 811 m07 TO 09149 sqmS$973,000S$6,530 psm×1.009S$6,589 psm
Mar 2025Blk 230F · 545 m07 TO 09150 sqmS$1,038,000S$6,920 psm×1.009S$6,982 psm
Mar 2025Blk 495F · 406 m07 TO 09146 sqmS$900,000S$6,164 psm×1.009S$6,220 psm
Feb 2025Blk 498F · 329 m07 TO 09143 sqmS$920,888S$6,440 psm×1.009S$6,497 psm
Feb 2025Blk 315 · 807 m04 TO 06147 sqmS$868,000S$5,905 psm×1.009S$5,958 psm
Feb 2025Blk 330 · 811 m04 TO 06147 sqmS$942,000S$6,408 psm×1.009S$6,466 psm
Feb 2025Blk 495E · 406 m07 TO 09147 sqmS$890,000S$6,054 psm×1.009S$6,109 psm
Feb 2025Blk 495F · 406 m07 TO 09146 sqmS$920,000S$6,301 psm×1.009S$6,358 psm
Jan 2025Blk 155 · 817 m01 TO 03150 sqmS$768,000S$5,120 psm×1.009S$5,166 psm
Jan 2025Blk 495E · 406 m07 TO 09148 sqmS$891,000S$6,020 psm×1.009S$6,074 psm
Dec 2024Blk 245 · 768 m04 TO 06150 sqmS$948,000S$6,320 psm×1.025S$6,476 psm
Dec 2024Blk 497F · 329 m04 TO 06138 sqmS$850,000S$6,159 psm×1.025S$6,312 psm
Dec 2024Blk 309 · 811 m04 TO 06143 sqmS$880,000S$6,154 psm×1.025S$6,306 psm
Dec 2024Blk 326 · 811 m04 TO 06147 sqmS$922,000S$6,272 psm×1.025S$6,427 psm
Nov 2024Blk 498G · 329 m07 TO 09143 sqmS$887,000S$6,203 psm×1.025S$6,356 psm
Nov 2024Blk 337 · 811 m07 TO 09147 sqmS$915,000S$6,224 psm×1.025S$6,379 psm
Nov 2024Blk 327 · 811 m07 TO 09148 sqmS$920,000S$6,216 psm×1.025S$6,370 psm
Nov 2024Blk 495F · 406 m07 TO 09146 sqmS$838,000S$5,740 psm×1.025S$5,882 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.

4.74% gross yield

S$48,000 of rent a year against the estimate above · 0.04 points above flats like it

Homes like this rent for about S$4,000 a month, the middle of 149 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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.

Buying or selling at S$1,013,304?

Buying: Stamp duty on S$1,013,304 · Cash and CPF needed on S$1,013,304 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,013,304.

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

Primary schools near 472 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2023
Blk 472 · EXECUTIVE · 01 TO 03 · Apartment · 69 years left
159 sqmS$920,000S$5,786 psm
Mar 2022
Blk 472 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left
159 sqmS$950,000S$5,975 psm
See more

Showing 2 of 8.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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 years60 yearsS$981,666S$1,083,839S$1,173,819S$1,194,347
10 years55 yearsS$947,107S$1,154,518S$1,354,169S$1,401,949
20 years45 yearsS$858,563S$1,275,780S$1,755,175S$1,881,218

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.