Blk 720 Tampines St 72
Project page · 99-year lease from 1997
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 720 | 10 TO 12 | 120 sqm | S$782,000 | S$6,517 psm | ×1.000 | S$6,517 psm |
| May 2026 | Blk 720 | 07 TO 09 | 120 sqm | S$780,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Feb 2026 | Blk 720 | 04 TO 06 | 119 sqm | S$730,000 | S$6,134 psm | ×0.997 | S$6,116 psm |
| Jan 2026 | Blk 720 | 07 TO 09 | 120 sqm | S$820,000 | S$6,833 psm | ×0.997 | S$6,813 psm |
How accurate is this estimate for Tampines St 72?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Tampines St 72 since.
- Median error
- 3.0%
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 16 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 | 720 | 5 ROOM | S$3,300 |
| Aug 2026 | 736 | 5 ROOM | S$3,800 |
| Aug 2026 | 722 | 5 ROOM | S$3,550 |
| Jun 2026 | 717 | 5 ROOM | S$3,500 |
| May 2026 | 718 | 5 ROOM | S$3,600 |
| May 2026 | 741 | 5 ROOM | S$3,550 |
| Mar 2026 | 735 | 5 ROOM | S$3,800 |
| Mar 2026 | 717 | 5 ROOM | S$3,500 |
median of 16 HDB rental approvals for 5 ROOM on Tampines St 72 since 2025-10.
Buying or selling at S$781,001?
Buying: Stamp duty on S$781,001 · Cash and CPF needed on S$781,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$781,001.
Each opens with this figure filled in; change anything there.
Primary schools near 720 Tampines St 72
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 · 116 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 473 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 938 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,234 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,256 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines North Primary School · 1,366 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Meridian Primary School · 1,758 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,782 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,782 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Park View Primary School · 1,948 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 720 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 120 sqm | S$782,000 | S$6,517 psm |
| May 2026 | Blk 720 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 120 sqm | S$780,000 | S$6,500 psm |
| May 2026 | Blk 720 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 99 sqm | S$677,000 | S$6,838 psm |
| Feb 2026 | Blk 720 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 119 sqm | S$730,000 | S$6,134 psm |
| Jan 2026 | Blk 720 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 120 sqm | S$820,000 | S$6,833 psm |
| Dec 2025 | Blk 720 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 99 sqm | S$695,000 | S$7,020 psm |
| Sept 2025 | Blk 720 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 120 sqm | S$780,000 | S$6,500 psm |
| Sept 2025 | Blk 720 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 120 sqm | S$780,000 | S$6,500 psm |
| Jan 2024 | Blk 720 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 119 sqm | S$689,000 | S$5,790 psm |
| Mar 2023 | Blk 720 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 99 sqm | S$558,888 | S$5,645 psm |
| Jan 2023 | Blk 720 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 120 sqm | S$648,000 | S$5,400 psm |
| Aug 2022 | Blk 720 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 119 sqm | S$640,000 | S$5,378 psm |
| Jun 2022 | Blk 720 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 99 sqm | S$508,000 | S$5,131 psm |
| Jun 2022 | Blk 720 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 99 sqm | S$480,000 | S$4,848 psm |
| Feb 2022 | Blk 720 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 119 sqm | S$640,888 | S$5,386 psm |
Showing 15 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 720 · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 720 · 5 ROOM | S$3,700 | — |
| Sept 2025 | Blk 720 · 5 ROOM | S$3,300 | — |
| Mar 2025 | Blk 720 · 5 ROOM | S$3,200 | — |
| Sept 2024 | Blk 720 · 4 ROOM | S$3,650 | — |
| Sept 2024 | Blk 720 · 5 ROOM | S$3,300 | — |
| Sept 2024 | Blk 720 · 5 ROOM | S$3,300 | — |
| May 2024 | Blk 720 · 5 ROOM | S$3,200 | — |
| Mar 2024 | Blk 720 · 5 ROOM | S$3,200 | — |
| Dec 2023 | Blk 720 · 5 ROOM | S$3,900 | — |
| Sept 2023 | Blk 720 · 5 ROOM | S$3,250 | — |
| Mar 2023 | Blk 720 · 5 ROOM | S$2,900 | — |
| Dec 2022 | Blk 720 · 5 ROOM | S$3,000 | — |
| Oct 2022 | Blk 720 · 5 ROOM | S$2,500 | — |
| Sept 2022 | Blk 720 · 5 ROOM | S$3,300 | — |
| Mar 2022 | Blk 720 · 5 ROOM | S$2,350 | — |
| Mar 2022 | Blk 720 · 5 ROOM | S$2,200 | — |
| Nov 2021 | Blk 720 · 5 ROOM | S$2,000 | — |
| Oct 2021 | Blk 720 · 5 ROOM | S$2,350 | — |
| Sept 2021 | Blk 720 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 720 · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 720 · 5 ROOM | S$2,250 | — |
| Mar 2021 | Blk 720 · 5 ROOM | S$2,200 | — |
| Feb 2021 | Blk 720 · 4 ROOM | S$2,000 | — |
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$756,616 | S$835,366 | S$904,717 | S$920,540 |
| 10 years | 59 years | S$729,980 | S$889,841 | S$1,043,722 | S$1,080,548 |
| 20 years | 49 years | S$661,735 | S$983,303 | S$1,352,796 | S$1,449,943 |
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.