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HDB · 520509

Blk 509 Tampines Ctrl 1

Project page · 99-year lease from 1989

Indicative value range
S$695,341 – S$753,915
Indicative mid S$725,959 · S$6,000 psm

Based on 106 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 126 · 888 m01 TO 03132 sqmS$700,000S$5,303 psm×1.000S$5,303 psm
Oct 2026Blk 162 · 790 m07 TO 09133 sqmS$820,000S$6,165 psm×1.000S$6,165 psm
Sept 2026Blk 268 · 571 m04 TO 06133 sqmS$770,000S$5,789 psm×1.000S$5,789 psm
Sept 2026Blk 254 · 571 m04 TO 06126 sqmS$730,000S$5,794 psm×1.000S$5,794 psm
Sept 2026Blk 268 · 571 m01 TO 03133 sqmS$780,000S$5,865 psm×1.000S$5,865 psm
Sept 2026Blk 254 · 571 m04 TO 06121 sqmS$685,000S$5,661 psm×1.000S$5,661 psm
Sept 2026Blk 257 · 571 m07 TO 09121 sqmS$672,000S$5,554 psm×1.000S$5,554 psm
Sept 2026Blk 257 · 571 m04 TO 06121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Sept 2026Blk 232 · 571 m10 TO 12121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
Sept 2026Blk 230 · 842 m07 TO 09121 sqmS$765,000S$6,322 psm×1.000S$6,322 psm
Sept 2026Blk 143 · 790 m01 TO 03134 sqmS$775,000S$5,784 psm×1.000S$5,784 psm
Sept 2026Blk 160 · 790 m10 TO 12121 sqmS$835,000S$6,901 psm×1.000S$6,901 psm
Aug 2026Blk 268 · 571 m01 TO 03133 sqmS$750,000S$5,639 psm×1.000S$5,639 psm
Aug 2026Blk 423 · 143 m01 TO 03122 sqmS$730,000S$5,984 psm×1.000S$5,984 psm
Aug 2026Blk 432 · 143 m10 TO 12122 sqmS$741,888S$6,081 psm×1.000S$6,081 psm
Aug 2026Blk 230C · 842 m01 TO 03127 sqmS$765,000S$6,024 psm×1.000S$6,024 psm
Aug 2026Blk 162 · 790 m04 TO 06133 sqmS$830,000S$6,241 psm×1.000S$6,241 psm
Aug 2026Blk 142 · 790 m04 TO 06133 sqmS$790,000S$5,940 psm×1.000S$5,940 psm
Aug 2026Blk 493D · 857 m10 TO 12122 sqmS$728,000S$5,967 psm×1.000S$5,967 psm
Jul 2026Blk 257 · 571 m07 TO 09126 sqmS$685,000S$5,437 psm×1.000S$5,437 psm
Jul 2026Blk 232 · 571 m07 TO 09121 sqmS$735,000S$6,074 psm×1.000S$6,074 psm
Jul 2026Blk 257 · 571 m07 TO 09121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Jul 2026Blk 232 · 571 m07 TO 09121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Jul 2026Blk 432 · 143 m07 TO 09122 sqmS$735,000S$6,025 psm×1.000S$6,025 psm
Jul 2026Blk 493C · 857 m10 TO 12124 sqmS$780,000S$6,290 psm×1.000S$6,290 psm
Jul 2026Blk 496C · 857 m10 TO 12125 sqmS$760,000S$6,080 psm×1.000S$6,080 psm
Jun 2026Blk 257 · 571 m07 TO 09121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
Jun 2026Blk 127 · 888 m07 TO 09133 sqmS$780,000S$5,865 psm×1.000S$5,865 psm
Jun 2026Blk 230 · 842 m07 TO 09121 sqmS$700,000S$5,785 psm×1.000S$5,785 psm
Jun 2026Blk 142 · 790 m01 TO 03133 sqmS$768,000S$5,774 psm×1.000S$5,774 psm
May 2026Blk 260 · 571 m07 TO 09133 sqmS$770,000S$5,789 psm×1.000S$5,789 psm
May 2026Blk 412 · 143 m10 TO 12123 sqmS$788,000S$6,407 psm×1.000S$6,407 psm
May 2026Blk 412 · 143 m04 TO 06138 sqmS$780,000S$5,652 psm×1.000S$5,652 psm
May 2026Blk 411 · 143 m10 TO 12138 sqmS$780,000S$5,652 psm×1.000S$5,652 psm
May 2026Blk 162 · 790 m04 TO 06133 sqmS$845,000S$6,353 psm×1.000S$6,353 psm
Apr 2026Blk 260 · 571 m04 TO 06133 sqmS$765,000S$5,752 psm×1.000S$5,752 psm
Apr 2026Blk 160 · 790 m07 TO 09124 sqmS$860,000S$6,935 psm×1.000S$6,935 psm
Apr 2026Blk 494C · 857 m07 TO 09123 sqmS$680,000S$5,528 psm×1.000S$5,528 psm
Apr 2026Blk 494C · 857 m10 TO 12125 sqmS$728,000S$5,824 psm×1.000S$5,824 psm
Mar 2026Blk 232 · 571 m10 TO 12123 sqmS$790,000S$6,423 psm×0.997S$6,404 psm
Mar 2026Blk 859 · 835 m07 TO 09122 sqmS$813,000S$6,664 psm×0.997S$6,644 psm
Mar 2026Blk 861 · 835 m04 TO 06122 sqmS$820,000S$6,721 psm×0.997S$6,701 psm
Mar 2026Blk 496B · 857 m07 TO 09123 sqmS$768,888S$6,251 psm×0.997S$6,233 psm
Feb 2026Blk 232 · 571 m07 TO 09125 sqmS$780,000S$6,240 psm×0.997S$6,222 psm
Feb 2026Blk 861 · 835 m13 TO 15122 sqmS$810,000S$6,639 psm×0.997S$6,620 psm
Feb 2026Blk 143 · 790 m04 TO 06133 sqmS$820,000S$6,165 psm×0.997S$6,147 psm
Jan 2026Blk 260 · 571 m04 TO 06133 sqmS$780,000S$5,865 psm×0.997S$5,847 psm
Jan 2026Blk 165 · 790 m10 TO 12134 sqmS$867,000S$6,470 psm×0.997S$6,451 psm
Jan 2026Blk 443 · 857 m07 TO 09122 sqmS$685,000S$5,615 psm×0.997S$5,598 psm
Dec 2025Blk 106 · 888 m07 TO 09133 sqmS$760,000S$5,714 psm×0.996S$5,692 psm
Dec 2025Blk 859A · 835 m07 TO 09122 sqmS$850,000S$6,967 psm×0.996S$6,940 psm
Dec 2025Blk 440 · 857 m04 TO 06122 sqmS$630,000S$5,164 psm×0.996S$5,144 psm
Nov 2025Blk 232 · 571 m01 TO 03121 sqmS$680,000S$5,620 psm×0.996S$5,598 psm
Nov 2025Blk 127 · 888 m04 TO 06132 sqmS$775,000S$5,871 psm×0.996S$5,848 psm
Oct 2025Blk 257 · 571 m01 TO 03121 sqmS$690,000S$5,702 psm×0.996S$5,680 psm
Oct 2025Blk 233 · 571 m04 TO 06121 sqmS$730,000S$6,033 psm×0.996S$6,009 psm
Oct 2025Blk 440 · 857 m07 TO 09122 sqmS$688,000S$5,639 psm×0.996S$5,617 psm
Sept 2025Blk 256 · 571 m10 TO 12121 sqmS$748,888S$6,189 psm×0.996S$6,162 psm
Sept 2025Blk 412 · 143 m04 TO 06138 sqmS$830,000S$6,014 psm×0.996S$5,988 psm
Sept 2025Blk 230 · 842 m01 TO 03121 sqmS$728,000S$6,017 psm×0.996S$5,990 psm
Sept 2025Blk 165 · 790 m07 TO 09133 sqmS$830,000S$6,241 psm×0.996S$6,213 psm
Sept 2025Blk 160 · 790 m01 TO 03121 sqmS$788,000S$6,512 psm×0.996S$6,484 psm
Sept 2025Blk 496B · 857 m10 TO 12126 sqmS$790,000S$6,270 psm×0.996S$6,242 psm
Aug 2025Blk 412 · 143 m04 TO 06123 sqmS$756,000S$6,146 psm×0.996S$6,119 psm
Aug 2025Blk 114 · 888 m10 TO 12133 sqmS$745,000S$5,602 psm×0.996S$5,577 psm
Jul 2025Blk 232 · 571 m04 TO 06123 sqmS$773,000S$6,285 psm×0.996S$6,257 psm
Jul 2025Blk 411 · 143 m10 TO 12123 sqmS$758,000S$6,163 psm×0.996S$6,135 psm
Jul 2025Blk 936 · 835 m07 TO 09122 sqmS$772,000S$6,328 psm×0.996S$6,300 psm
Jul 2025Blk 440 · 857 m01 TO 03122 sqmS$705,000S$5,779 psm×0.996S$5,753 psm
Jul 2025Blk 496B · 857 m01 TO 03121 sqmS$715,000S$5,909 psm×0.996S$5,883 psm
Jul 2025Blk 496B · 857 m10 TO 12126 sqmS$775,000S$6,151 psm×0.996S$6,124 psm
Jul 2025Blk 496C · 857 m04 TO 06121 sqmS$755,000S$6,240 psm×0.996S$6,212 psm
Jun 2025Blk 233 · 571 m01 TO 03121 sqmS$703,888S$5,817 psm×1.000S$5,814 psm
Jun 2025Blk 477 · 857 m01 TO 03132 sqmS$745,000S$5,644 psm×1.000S$5,641 psm
Jun 2025Blk 50101 TO 03121 sqmS$800,000S$6,612 psm×1.000S$6,608 psm
May 2025Blk 233 · 571 m01 TO 03121 sqmS$688,000S$5,686 psm×1.000S$5,683 psm
May 2025Blk 432 · 143 m10 TO 12122 sqmS$748,000S$6,131 psm×1.000S$6,128 psm
May 2025Blk 411 · 143 m01 TO 03138 sqmS$750,000S$5,435 psm×1.000S$5,432 psm
May 2025Blk 126 · 888 m07 TO 09134 sqmS$760,000S$5,672 psm×1.000S$5,669 psm
May 2025Blk 936 · 835 m10 TO 12122 sqmS$788,000S$6,459 psm×1.000S$6,456 psm
May 2025Blk 939 · 835 m10 TO 12122 sqmS$808,000S$6,623 psm×1.000S$6,620 psm
Apr 2025Blk 257 · 571 m07 TO 09121 sqmS$720,000S$5,950 psm×1.000S$5,947 psm
Apr 2025Blk 401 · 143 m10 TO 12123 sqmS$830,000S$6,748 psm×1.000S$6,745 psm
Apr 2025Blk 432 · 143 m04 TO 06122 sqmS$742,888S$6,089 psm×1.000S$6,086 psm
Apr 2025Blk 432 · 143 m10 TO 12122 sqmS$750,000S$6,148 psm×1.000S$6,145 psm
Apr 2025Blk 114 · 888 m10 TO 12133 sqmS$750,000S$5,639 psm×1.000S$5,636 psm
Apr 2025Blk 165 · 790 m10 TO 12134 sqmS$885,000S$6,604 psm×1.000S$6,601 psm
Apr 2025Blk 165 · 790 m10 TO 12133 sqmS$860,000S$6,466 psm×1.000S$6,463 psm
Mar 2025Blk 494C · 857 m13 TO 15124 sqmS$765,000S$6,169 psm×1.009S$6,225 psm
Feb 2025Blk 268 · 571 m07 TO 09133 sqmS$780,000S$5,865 psm×1.009S$5,917 psm
Feb 2025Blk 936 · 835 m01 TO 03122 sqmS$718,000S$5,885 psm×1.009S$5,938 psm
Feb 2025Blk 160 · 790 m04 TO 06121 sqmS$778,000S$6,430 psm×1.009S$6,487 psm
Feb 2025Blk 496B · 857 m04 TO 06121 sqmS$715,000S$5,909 psm×1.009S$5,962 psm
Jan 2025Blk 405 · 143 m01 TO 03138 sqmS$741,000S$5,370 psm×1.009S$5,418 psm
Jan 2025Blk 425 · 143 m04 TO 06122 sqmS$755,000S$6,189 psm×1.009S$6,244 psm
Jan 2025Blk 411 · 143 m10 TO 12123 sqmS$750,000S$6,098 psm×1.009S$6,152 psm
Jan 2025Blk 126 · 888 m01 TO 03132 sqmS$725,000S$5,492 psm×1.009S$5,542 psm
Jan 2025Blk 861 · 835 m01 TO 03127 sqmS$820,000S$6,457 psm×1.009S$6,515 psm
Dec 2024Blk 233 · 571 m04 TO 06121 sqmS$720,000S$5,950 psm×1.025S$6,098 psm
Dec 2024Blk 232 · 571 m10 TO 12121 sqmS$735,000S$6,074 psm×1.025S$6,225 psm
Dec 2024Blk 233 · 571 m07 TO 09121 sqmS$735,000S$6,074 psm×1.025S$6,225 psm
Dec 2024Blk 126 · 888 m01 TO 03132 sqmS$688,000S$5,212 psm×1.025S$5,341 psm
Dec 2024Blk 230 · 842 m01 TO 03121 sqmS$680,000S$5,620 psm×1.025S$5,759 psm
Dec 2024Blk 483 · 857 m01 TO 03132 sqmS$740,000S$5,606 psm×1.025S$5,745 psm
Nov 2024Blk 423 · 143 m10 TO 12122 sqmS$700,000S$5,738 psm×1.025S$5,880 psm
Nov 2024Blk 443 · 857 m10 TO 12122 sqmS$735,000S$6,025 psm×1.025S$6,174 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.

7.07% gross yield

S$51,300 of rent a year against the estimate above · 1.39 points above flats like it

Homes like this rent for about S$4,275 a month, the middle of 2 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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

ApprovedBlockFlatRent a month
Sept 20265025 ROOMS$4,200
Aug 20265035 ROOMS$4,350

median of 2 HDB rental approvals for 5 ROOM on Tampines Ctrl 1 since 2025-10.

Buying or selling at S$725,959?

Buying: Stamp duty on S$725,959 · Cash and CPF needed on S$725,959 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$725,959.

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

Primary schools near 509 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area

No sales in the last five years.

See more

Showing 0 of 5.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$700,401S$773,300S$837,499S$852,145
10 years51 yearsS$668,601S$815,021S$955,963S$989,693
20 years41 yearsS$597,935S$888,500S$1,222,369S$1,310,150

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.