Blk 501 Tampines Ctrl 1
Project page · 99-year lease from 1989
Based on 7 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 505 | 01 TO 03 | 111 sqm | S$728,888 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Sept 2026 | Blk 501 | 04 TO 06 | 110 sqm | S$720,000 | S$6,545 psm | ×1.000 | S$6,545 psm |
| Aug 2026 | Blk 503 | 07 TO 09 | 107 sqm | S$768,000 | S$7,178 psm | ×1.000 | S$7,178 psm |
| Jun 2026 | Blk 503 | 01 TO 03 | 105 sqm | S$690,000 | S$6,571 psm | ×1.000 | S$6,571 psm |
| Apr 2026 | Blk 503 | 01 TO 03 | 94 sqm | S$635,000 | S$6,755 psm | ×1.000 | S$6,755 psm |
| Apr 2026 | Blk 503 | 01 TO 03 | 109 sqm | S$711,888 | S$6,531 psm | ×1.000 | S$6,531 psm |
| Jan 2026 | Blk 503 | 01 TO 03 | 96 sqm | S$608,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
How accurate is this estimate for Tampines Ctrl 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Tampines Ctrl 1 since.
- Median error
- 5.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.98% gross yield
S$43,200 of rent a year against the estimate above · 0.71 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 |
|---|---|---|---|
| Aug 2026 | 503 | 4 ROOM | S$3,800 |
| Aug 2026 | 503 | 4 ROOM | S$3,750 |
| Aug 2026 | 508 | 4 ROOM | S$3,500 |
| Jul 2026 | 505 | 4 ROOM | S$3,600 |
| Jun 2026 | 505 | 4 ROOM | S$3,600 |
| Apr 2026 | 508 | 4 ROOM | S$3,750 |
| Mar 2026 | 502 | 4 ROOM | S$3,300 |
| Oct 2025 | 503 | 4 ROOM | S$3,800 |
median of 9 HDB rental approvals for 4 ROOM on Tampines Ctrl 1 since 2025-10.
Buying or selling at S$722,322?
Buying: Stamp duty on S$722,322 · Cash and CPF needed on S$722,322 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$722,322.
Each opens with this figure filled in; change anything there.
Primary schools near 501 Tampines Ctrl 1
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 · 458 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 550 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 663 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 774 m · no 2025 Phase 2C ballot
- Yumin Primary School · 774 m · no 2025 Phase 2C ballot
- Poi Ching School · 932 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 941 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 965 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Angsana Primary School · 966 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Changkat Primary School · 1,836 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,891 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 501 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 110 sqm | S$720,000 | S$6,545 psm |
| Jun 2025 | Blk 501 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$800,000 | S$6,612 psm |
| Apr 2024 | Blk 501 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Jan 2023 | Blk 501 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Jun 2022 | Blk 501 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 120 sqm | S$600,000 | S$5,000 psm |
Showing 5 of 13.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 501 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 501 · 4 ROOM | S$3,600 | — |
| Mar 2024 | Blk 501 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 501 · 4 ROOM | S$3,650 | — |
| Feb 2022 | Blk 501 · 4 ROOM | S$2,150 | — |
| Jun 2021 | Blk 501 · 4 ROOM | S$2,550 | — |
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 61 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 | 56 years | S$696,892 | S$769,425 | S$833,302 | S$847,876 |
| 10 years | 51 years | S$665,251 | S$810,937 | S$951,173 | S$984,734 |
| 20 years | 41 years | S$594,939 | S$884,049 | S$1,216,244 | S$1,303,586 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.