Blk 708 Tampines St 71
Project page · 99-year lease from 1997
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 708 | 07 TO 09 | 100 sqm | S$640,000 | S$6,400 psm | ×1.000 | S$6,400 psm |
| Aug 2026 | Blk 708 | 04 TO 06 | 100 sqm | S$645,000 | S$6,450 psm | ×1.000 | S$6,450 psm |
| Apr 2026 | Blk 708 | 07 TO 09 | 102 sqm | S$650,000 | S$6,373 psm | ×1.000 | S$6,373 psm |
How accurate is this estimate for Tampines St 71?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 70 sales in Tampines St 71 since.
- Median error
- 2.4%
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.
6.13% gross yield
S$39,600 of rent a year against the estimate above · 0.56 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 46 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 |
|---|---|---|---|
| Sept 2026 | 707 | 4 ROOM | S$3,500 |
| Sept 2026 | 729 | 4 ROOM | S$3,300 |
| Aug 2026 | 731 | 4 ROOM | S$3,800 |
| Aug 2026 | 701 | 4 ROOM | S$3,500 |
| Aug 2026 | 733 | 4 ROOM | S$3,500 |
| Aug 2026 | 732 | 4 ROOM | S$3,300 |
| Aug 2026 | 705 | 4 ROOM | S$3,200 |
| Aug 2026 | 706 | 4 ROOM | S$3,000 |
median of 46 HDB rental approvals for 4 ROOM on Tampines St 71 since 2025-10.
Buying or selling at S$646,400?
Buying: Stamp duty on S$646,400 · Cash and CPF needed on S$646,400 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$646,400.
Each opens with this figure filled in; change anything there.
Primary schools near 708 Tampines St 71
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
- Poi Ching School · 79 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 574 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 785 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines Primary School · 1,056 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,087 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,280 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,296 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,629 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,629 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 708 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 100 sqm | S$640,000 | S$6,400 psm |
| Aug 2026 | Blk 708 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 100 sqm | S$645,000 | S$6,450 psm |
| Apr 2026 | Blk 708 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 102 sqm | S$650,000 | S$6,373 psm |
| Oct 2025 | Blk 708 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 100 sqm | S$600,000 | S$6,000 psm |
| Jan 2025 | Blk 708 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 100 sqm | S$642,000 | S$6,420 psm |
| Apr 2024 | Blk 708 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 119 sqm | S$703,000 | S$5,908 psm |
| Jan 2024 | Blk 708 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 119 sqm | S$740,000 | S$6,218 psm |
| Jan 2024 | Blk 708 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 101 sqm | S$560,000 | S$5,545 psm |
| Sept 2023 | Blk 708 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$595,000 | S$5,891 psm |
| Dec 2022 | Blk 708 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$523,000 | S$5,230 psm |
| Jun 2022 | Blk 708 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 100 sqm | S$500,000 | S$5,000 psm |
| Jan 2022 | Blk 708 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 119 sqm | S$605,000 | S$5,084 psm |
| Jan 2022 | Blk 708 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 102 sqm | S$485,000 | S$4,755 psm |
Showing 13 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 708 · 5 ROOM | S$3,850 | — |
| Jul 2025 | Blk 708 · 5 ROOM | S$3,600 | — |
| Aug 2024 | Blk 708 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 708 · 5 ROOM | S$3,550 | — |
| Jun 2023 | Blk 708 · 5 ROOM | S$3,600 | — |
| Mar 2023 | Blk 708 · 4 ROOM | S$1,750 | — |
| Aug 2022 | Blk 708 · 5 ROOM | S$3,000 | — |
| Aug 2021 | Blk 708 · 5 ROOM | S$2,600 | — |
| Mar 2021 | Blk 708 · 4 ROOM | S$1,750 | — |
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 69 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 | 64 years | S$626,218 | S$691,395 | S$748,794 | S$761,890 |
| 10 years | 59 years | S$604,172 | S$736,482 | S$863,843 | S$894,322 |
| 20 years | 49 years | S$547,689 | S$813,837 | S$1,119,649 | S$1,200,054 |
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.