Blk 711 Tampines St 71
Project page · 99-year lease from 1997
Based on 31 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 730 | 01 TO 03 | 123 sqm | S$765,000 | S$6,220 psm | ×1.000 | S$6,220 psm |
| Oct 2026 | Blk 729 | 01 TO 03 | 123 sqm | S$795,000 | S$6,463 psm | ×1.000 | S$6,463 psm |
| Aug 2026 | Blk 701 | 04 TO 06 | 119 sqm | S$828,000 | S$6,958 psm | ×1.000 | S$6,958 psm |
| Aug 2026 | Blk 715 | 10 TO 12 | 119 sqm | S$780,888 | S$6,562 psm | ×1.000 | S$6,562 psm |
| Aug 2026 | Blk 730 | 13 TO 15 | 119 sqm | S$816,000 | S$6,857 psm | ×1.000 | S$6,857 psm |
| Jul 2026 | Blk 734 | 04 TO 06 | 123 sqm | S$810,000 | S$6,585 psm | ×1.000 | S$6,585 psm |
| Jul 2026 | Blk 726 | 10 TO 12 | 124 sqm | S$800,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Jul 2026 | Blk 705 | 01 TO 03 | 120 sqm | S$760,000 | S$6,333 psm | ×1.000 | S$6,333 psm |
| Jun 2026 | Blk 724 | 01 TO 03 | 123 sqm | S$775,000 | S$6,301 psm | ×1.000 | S$6,301 psm |
| Jun 2026 | Blk 733 | 04 TO 06 | 125 sqm | S$760,000 | S$6,080 psm | ×1.000 | S$6,080 psm |
| Jun 2026 | Blk 716 | 10 TO 12 | 119 sqm | S$818,000 | S$6,874 psm | ×1.000 | S$6,874 psm |
| May 2026 | Blk 703 | 10 TO 12 | 119 sqm | S$860,000 | S$7,227 psm | ×1.000 | S$7,227 psm |
| Apr 2026 | Blk 716 | 10 TO 12 | 119 sqm | S$785,888 | S$6,604 psm | ×1.000 | S$6,604 psm |
| Apr 2026 | Blk 729 | 10 TO 12 | 119 sqm | S$840,000 | S$7,059 psm | ×1.000 | S$7,059 psm |
| Apr 2026 | Blk 724 | 10 TO 12 | 120 sqm | S$750,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Apr 2026 | Blk 706 | 13 TO 15 | 120 sqm | S$760,000 | S$6,333 psm | ×1.000 | S$6,333 psm |
| Mar 2026 | Blk 706 | 04 TO 06 | 120 sqm | S$780,888 | S$6,507 psm | ×0.997 | S$6,488 psm |
| Feb 2026 | Blk 728 | 10 TO 12 | 124 sqm | S$852,000 | S$6,871 psm | ×0.997 | S$6,851 psm |
| Feb 2026 | Blk 712 | 07 TO 09 | 119 sqm | S$740,000 | S$6,218 psm | ×0.997 | S$6,200 psm |
| Feb 2026 | Blk 728 | 01 TO 03 | 124 sqm | S$795,000 | S$6,411 psm | ×0.997 | S$6,392 psm |
| Jan 2026 | Blk 721 | 13 TO 15 | 119 sqm | S$870,000 | S$7,311 psm | ×0.997 | S$7,289 psm |
| Jan 2026 | Blk 701 | 07 TO 09 | 119 sqm | S$830,000 | S$6,975 psm | ×0.997 | S$6,954 psm |
| Jan 2026 | Blk 705 | 16 TO 18 | 119 sqm | S$825,000 | S$6,933 psm | ×0.997 | S$6,912 psm |
| Dec 2025 | Blk 728 | 04 TO 06 | 123 sqm | S$810,000 | S$6,585 psm | ×0.996 | S$6,560 psm |
| Dec 2025 | Blk 733 | 07 TO 09 | 123 sqm | S$815,000 | S$6,626 psm | ×0.996 | S$6,600 psm |
| Dec 2025 | Blk 731 | 07 TO 09 | 124 sqm | S$863,000 | S$6,960 psm | ×0.996 | S$6,932 psm |
| Dec 2025 | Blk 732 | 01 TO 03 | 123 sqm | S$751,888 | S$6,113 psm | ×0.996 | S$6,089 psm |
| Dec 2025 | Blk 721 | 04 TO 06 | 120 sqm | S$778,000 | S$6,483 psm | ×0.996 | S$6,458 psm |
| Nov 2025 | Blk 709 | 04 TO 06 | 120 sqm | S$750,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
| Nov 2025 | Blk 726 | 10 TO 12 | 120 sqm | S$815,000 | S$6,792 psm | ×0.996 | S$6,765 psm |
| Nov 2025 | Blk 732 | 01 TO 03 | 125 sqm | S$770,000 | S$6,160 psm | ×0.996 | S$6,136 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.
5.38% gross yield
S$42,000 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 48 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 724 | 5 ROOM | S$4,400 |
| Sept 2026 | 706 | 5 ROOM | S$3,950 |
| Sept 2026 | 724 | 5 ROOM | S$3,350 |
| Aug 2026 | 716 | 5 ROOM | S$3,500 |
| Jul 2026 | 725 | 5 ROOM | S$3,850 |
| Jul 2026 | 706 | 5 ROOM | S$3,700 |
| Jul 2026 | 711 | 5 ROOM | S$3,600 |
| Jun 2026 | 725 | 5 ROOM | S$3,800 |
median of 48 HDB rental approvals for 5 ROOM on Tampines St 71 since 2025-10.
Buying or selling at S$780,581?
Buying: Stamp duty on S$780,581 · Cash and CPF needed on S$780,581 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$780,581.
Each opens with this figure filled in; change anything there.
Primary schools near 711 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 · 120 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 835 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,132 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Gongshang Primary School · 1,265 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,272 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,637 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,637 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,874 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 711 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 99 sqm | S$655,000 | S$6,616 psm |
| Sept 2025 | Blk 711 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 99 sqm | S$685,000 | S$6,919 psm |
| Aug 2025 | Blk 711 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 99 sqm | S$670,000 | S$6,768 psm |
| Apr 2024 | Blk 711 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 120 sqm | S$800,000 | S$6,667 psm |
| Apr 2024 | Blk 711 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 120 sqm | S$750,000 | S$6,250 psm |
| Apr 2024 | Blk 711 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 120 sqm | S$730,000 | S$6,083 psm |
| Mar 2024 | Blk 711 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 119 sqm | S$640,000 | S$5,378 psm |
| May 2023 | Blk 711 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 119 sqm | S$695,000 | S$5,840 psm |
| Apr 2023 | Blk 711 · 4 ROOM · 07 TO 09 · Model A · 73 years left excluded: outlier | 99 sqm | S$599,800 | S$6,059 psm |
| Nov 2021 | Blk 711 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 99 sqm | S$488,000 | S$4,929 psm |
Showing 10 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 711 · 5 ROOM | S$3,600 | — |
| Apr 2026 | Blk 711 · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 711 · 5 ROOM | S$3,450 | — |
| Dec 2025 | Blk 711 · 5 ROOM | S$3,600 | — |
| Jul 2025 | Blk 711 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 711 · 4 ROOM | S$2,750 | — |
| Jun 2025 | Blk 711 · 5 ROOM | S$2,700 | — |
| Apr 2025 | Blk 711 · 5 ROOM | S$4,100 | — |
| Mar 2025 | Blk 711 · 5 ROOM | S$3,900 | — |
| Jan 2025 | Blk 711 · 5 ROOM | S$3,600 | — |
| Dec 2024 | Blk 711 · 5 ROOM | S$3,550 | — |
| Jul 2024 | Blk 711 · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 711 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 711 · 4 ROOM | S$2,800 | — |
| Jun 2023 | Blk 711 · 5 ROOM | S$2,100 | — |
| May 2023 | Blk 711 · 5 ROOM | S$3,900 | — |
| Mar 2023 | Blk 711 · 4 ROOM | S$2,600 | — |
| Dec 2022 | Blk 711 · 5 ROOM | S$3,200 | — |
| May 2022 | Blk 711 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 711 · 5 ROOM | S$2,700 | — |
| Apr 2022 | Blk 711 · 5 ROOM | S$2,400 | — |
| Feb 2022 | Blk 711 · 5 ROOM | S$2,700 | — |
| Dec 2021 | Blk 711 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 711 · 5 ROOM | S$1,900 | — |
| May 2021 | Blk 711 · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 711 · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 711 · 4 ROOM | S$1,700 | — |
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$756,209 | S$834,916 | S$904,230 | S$920,044 |
| 10 years | 59 years | S$729,587 | S$889,362 | S$1,043,160 | S$1,079,967 |
| 20 years | 49 years | S$661,379 | S$982,774 | S$1,352,068 | S$1,449,162 |
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.