Blk 803 Tampines Ave 4
Project page · 99-year lease from 1984
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 807 | 10 TO 12 | 73 sqm | S$525,000 | S$7,192 psm | ×1.000 | S$7,192 psm |
| Sept 2026 | Blk 907 | 04 TO 06 | 73 sqm | S$490,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Aug 2026 | Blk 803 | 07 TO 09 | 67 sqm | S$480,000 | S$7,164 psm | ×1.000 | S$7,164 psm |
| Aug 2026 | Blk 810 | 04 TO 06 | 73 sqm | S$470,000 | S$6,438 psm | ×1.000 | S$6,438 psm |
| Aug 2026 | Blk 807 | 01 TO 03 | 73 sqm | S$470,000 | S$6,438 psm | ×1.000 | S$6,438 psm |
| Aug 2026 | Blk 907 | 01 TO 03 | 73 sqm | S$445,000 | S$6,096 psm | ×1.000 | S$6,096 psm |
| Jul 2026 | Blk 909 | 04 TO 06 | 73 sqm | S$485,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| Jul 2026 | Blk 809 | 04 TO 06 | 73 sqm | S$480,000 | S$6,575 psm | ×1.000 | S$6,575 psm |
| Jun 2026 | Blk 803 | 01 TO 03 | 67 sqm | S$470,000 | S$7,015 psm | ×1.000 | S$7,015 psm |
| May 2026 | Blk 806 | 01 TO 03 | 73 sqm | S$495,000 | S$6,781 psm | ×1.000 | S$6,781 psm |
| Apr 2026 | Blk 909 | 01 TO 03 | 73 sqm | S$453,000 | S$6,205 psm | ×1.000 | S$6,205 psm |
| Feb 2026 | Blk 907 | 07 TO 09 | 73 sqm | S$510,000 | S$6,986 psm | ×0.997 | S$6,966 psm |
| Dec 2025 | Blk 808 | 04 TO 06 | 73 sqm | S$490,000 | S$6,712 psm | ×0.996 | S$6,686 psm |
| Dec 2025 | Blk 907 | 13 TO 15 | 73 sqm | S$518,000 | S$7,096 psm | ×0.996 | S$7,068 psm |
| Dec 2025 | Blk 807 | 10 TO 12 | 73 sqm | S$519,000 | S$7,110 psm | ×0.996 | S$7,082 psm |
| Nov 2025 | Blk 806 | 04 TO 06 | 73 sqm | S$508,000 | S$6,959 psm | ×0.996 | S$6,932 psm |
| Nov 2025 | Blk 801 | 01 TO 03 | 68 sqm | S$460,000 | S$6,765 psm | ×0.996 | S$6,738 psm |
How accurate is this estimate for Tampines Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Tampines Ave 4 since.
- Median error
- 3.1%
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.
7.64% gross yield
S$34,500 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$2,875 a month, the middle of 40 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.09%, from 26 blocks.
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 | 801 | 3 ROOM | S$3,000 |
| Sept 2026 | 803 | 3 ROOM | S$2,900 |
| Sept 2026 | 810 | 3 ROOM | S$2,800 |
| Sept 2026 | 801 | 3 ROOM | S$2,800 |
| Sept 2026 | 809 | 3 ROOM | S$2,750 |
| Sept 2026 | 810 | 3 ROOM | S$2,600 |
| Aug 2026 | 806 | 3 ROOM | S$2,800 |
| Jul 2026 | 907 | 3 ROOM | S$3,250 |
median of 40 HDB rental approvals for 3 ROOM on Tampines Ave 4 since 2025-10.
Buying or selling at S$451,455?
Buying: Stamp duty on S$451,455 · Cash and CPF needed on S$451,455 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$451,455.
Each opens with this figure filled in; change anything there.
Primary schools near 803 Tampines Ave 4
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
- Junyuan Primary School · 281 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 781 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Red Swastika School · 1,236 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,242 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,360 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,507 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,507 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,614 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,699 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Gongshang Primary School · 1,757 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,964 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 803 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 93 sqm | S$673,888 | S$7,246 psm |
| Aug 2026 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jul 2026 | Blk 803 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 100 sqm | S$635,000 | S$6,350 psm |
| Jun 2026 | Blk 803 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$470,000 | S$7,015 psm |
| May 2025 | Blk 803 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 100 sqm | S$622,000 | S$6,220 psm |
| Mar 2025 | Blk 803 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Feb 2025 | Blk 803 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 82 sqm | S$530,000 | S$6,463 psm |
| Aug 2024 | Blk 803 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Jul 2024 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$458,000 | S$6,836 psm |
| Jul 2024 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Jun 2024 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Feb 2024 | Blk 803 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 100 sqm | S$573,000 | S$5,730 psm |
| Nov 2023 | Blk 803 · 3 ROOM · 04 TO 06 · New Generation · 60 years left excluded: outlier | 67 sqm | S$450,000 | S$6,716 psm |
| Nov 2023 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$438,000 | S$6,537 psm |
| Sept 2023 | Blk 803 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$410,000 | S$6,119 psm |
| Jan 2023 | Blk 803 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Jun 2022 | Blk 803 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Dec 2021 | Blk 803 · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 67 sqm | S$358,000 | S$5,343 psm |
| Nov 2021 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 62 years left excluded: outlier | 67 sqm | S$395,000 | S$5,896 psm |
| Nov 2021 | Blk 803 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 67 sqm | S$365,000 | S$5,448 psm |
| Oct 2021 | Blk 803 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 94 sqm | S$452,500 | S$4,814 psm |
| Oct 2021 | Blk 803 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$360,000 | S$5,373 psm |
Showing 22 of 84.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 803 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 803 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 803 · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 803 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 803 · 3 ROOM | S$2,400 | — |
| Jan 2026 | Blk 803 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 803 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 803 · 3 ROOM | S$2,600 | — |
| Oct 2025 | Blk 803 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 803 · 4 ROOM | S$3,150 | — |
| Mar 2025 | Blk 803 · 3 ROOM | S$3,100 | — |
| Mar 2025 | Blk 803 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 803 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 803 · 3 ROOM | S$2,000 | — |
| Nov 2024 | Blk 803 · 3 ROOM | S$1,950 | — |
| Aug 2024 | Blk 803 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 803 · 3 ROOM | S$3,100 | — |
| Feb 2024 | Blk 803 · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 803 · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 803 · 3 ROOM | S$2,400 | — |
| Dec 2023 | Blk 803 · 3 ROOM | S$2,200 | — |
| Nov 2023 | Blk 803 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 803 · 3 ROOM | S$2,000 | — |
| Feb 2023 | Blk 803 · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 803 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 803 · 3 ROOM | S$1,950 | — |
| Dec 2022 | Blk 803 · 3 ROOM | S$1,700 | — |
| Sept 2022 | Blk 803 · 3 ROOM | S$3,000 | — |
| May 2022 | Blk 803 · 4 ROOM | S$2,050 | — |
| Apr 2022 | Blk 803 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 803 · 3 ROOM | S$2,400 | — |
| Feb 2022 | Blk 803 · 3 ROOM | S$2,850 | — |
| Feb 2022 | Blk 803 · 4 ROOM | S$2,300 | — |
| Dec 2021 | Blk 803 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 803 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 803 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 803 · 3 ROOM | S$1,300 | — |
| Oct 2021 | Blk 803 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 803 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 803 · 4 ROOM | S$2,050 | — |
| Feb 2021 | Blk 803 · 3 ROOM | S$1,800 | — |
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 56 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 | 51 years | S$430,957 | S$475,811 | S$515,313 | S$524,325 |
| 10 years | 46 years | S$409,249 | S$498,872 | S$585,142 | S$605,788 |
| 20 years | 36 years | S$359,773 | S$534,604 | S$735,490 | S$788,308 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.