Blk 497A Tampines St 45
Project page · 99-year lease from 1996
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 498M | 07 TO 09 | 143 sqm | S$980,000 | S$6,853 psm | ×1.000 | S$6,853 psm |
| May 2026 | Blk 498E | 07 TO 09 | 143 sqm | S$1,050,000 | S$7,343 psm | ×1.000 | S$7,343 psm |
| Apr 2026 | Blk 498A | 07 TO 09 | 143 sqm | S$980,000 | S$6,853 psm | ×1.000 | S$6,853 psm |
| Feb 2026 | Blk 498B | 07 TO 09 | 147 sqm | S$1,030,000 | S$7,007 psm | ×0.997 | S$6,986 psm |
| Feb 2026 | Blk 498J | 07 TO 09 | 143 sqm | S$950,000 | S$6,643 psm | ×0.997 | S$6,624 psm |
How accurate is this estimate for Tampines St 45?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Tampines St 45 since.
- Median error
- 3.1%
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.
4.70% gross yield
S$45,600 of rent a year against the estimate above
Homes like this rent for about S$3,800 a month, the middle of 11 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.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 497D | EXECUTIVE | S$4,250 |
| Jun 2026 | 497F | EXECUTIVE | S$3,300 |
| Jun 2026 | 498B | EXECUTIVE | S$3,300 |
| Apr 2026 | 498L | EXECUTIVE | S$4,300 |
| Apr 2026 | 497D | EXECUTIVE | S$3,800 |
| Mar 2026 | 498L | EXECUTIVE | S$4,000 |
| Feb 2026 | 498B | EXECUTIVE | S$3,600 |
| Dec 2025 | 497D | EXECUTIVE | S$5,000 |
median of 11 HDB rental approvals for EXECUTIVE on Tampines St 45 since 2025-10.
Buying or selling at S$969,721?
Buying: Stamp duty on S$969,721 · Cash and CPF needed on S$969,721 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$969,721.
Each opens with this figure filled in; change anything there.
Primary schools near 497a Tampines St 45
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
- White Sands Primary School · 654 m · no 2025 Phase 2C ballot
- East Spring Primary School · 694 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 955 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongzheng Primary School · 1,166 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,166 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,422 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,438 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,835 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 497A · EXECUTIVE · 01 TO 03 · Premium Apartment · 71 years left excluded: outlier | 144 sqm | S$840,000 | S$5,833 psm |
| Feb 2024 | Blk 497A · EXECUTIVE · 07 TO 09 · Premium Apartment · 71 years left | 144 sqm | S$880,000 | S$6,111 psm |
| Oct 2023 | Blk 497A · EXECUTIVE · 07 TO 09 · Premium Apartment · 72 years left | 144 sqm | S$830,000 | S$5,764 psm |
| Sept 2022 | Blk 497A · EXECUTIVE · 01 TO 03 · Premium Apartment · 73 years left | 139 sqm | S$750,000 | S$5,396 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 497A · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 497A · 5 ROOM | S$4,300 | — |
| Feb 2023 | Blk 497A · 5 ROOM | S$3,400 | — |
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 68 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 | 63 years | S$939,444 | S$1,037,222 | S$1,123,332 | S$1,142,977 |
| 10 years | 58 years | S$906,371 | S$1,104,861 | S$1,295,925 | S$1,341,650 |
| 20 years | 48 years | S$821,636 | S$1,220,907 | S$1,679,683 | S$1,800,305 |
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.