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HDB · 520805

Blk 805 Tampines Ave 4

Project page · 99-year lease from 1985

Indicative value range
S$564,031 – S$610,916
Indicative mid S$588,542 · S$6,467 psm

Based on 14 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 90304 TO 06103 sqmS$618,000S$6,000 psm×1.000S$6,000 psm
Oct 2026Blk 81207 TO 0992 sqmS$618,888S$6,727 psm×1.000S$6,727 psm
Oct 2026Blk 80307 TO 0993 sqmS$673,888S$7,246 psm×1.000S$7,246 psm
Sept 2026Blk 81110 TO 1291 sqmS$635,000S$6,978 psm×1.000S$6,978 psm
Aug 2026Blk 80507 TO 0991 sqmS$600,000S$6,593 psm×1.000S$6,593 psm
Aug 2026Blk 81613 TO 1598 sqmS$653,888S$6,672 psm×1.000S$6,672 psm
Aug 2026Blk 90804 TO 06104 sqmS$642,000S$6,173 psm×1.000S$6,173 psm
Aug 2026Blk 90213 TO 15102 sqmS$660,000S$6,471 psm×1.000S$6,471 psm
Jul 2026Blk 80307 TO 09100 sqmS$635,000S$6,350 psm×1.000S$6,350 psm
Mar 2026Blk 81110 TO 1291 sqmS$636,000S$6,989 psm×0.997S$6,968 psm
Feb 2026Blk 80901 TO 03104 sqmS$620,000S$5,962 psm×0.997S$5,944 psm
Jan 2026Blk 81101 TO 0391 sqmS$590,000S$6,484 psm×0.997S$6,464 psm
Nov 2025Blk 94501 TO 03103 sqmS$620,000S$6,019 psm×0.996S$5,996 psm
Nov 2025Blk 94604 TO 06104 sqmS$655,000S$6,298 psm×0.996S$6,273 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.

7.24% gross yield

S$42,600 of rent a year against the estimate above · 0.18 points above flats like it

Homes like this rent for about S$3,550 a month, the middle of 34 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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
Aug 20268064 ROOMS$3,350
Aug 20268084 ROOMS$3,300
Jul 20269064 ROOMS$3,600
Jun 20269464 ROOMS$3,700
Jun 20268074 ROOMS$3,600
Jun 20268064 ROOMS$3,600
May 20269454 ROOMS$4,000
May 20269094 ROOMS$3,800

median of 34 HDB rental approvals for 4 ROOM on Tampines Ave 4 since 2025-10.

Buying or selling at S$588,542?

Buying: Stamp duty on S$588,542 · Cash and CPF needed on S$588,542 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$588,542.

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

Primary schools near 805 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 805 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$600,000S$6,593 psm
Apr 2025
Blk 805 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
92 sqmS$570,000S$6,196 psm
Feb 2024
Blk 805 · 4 ROOM · 10 TO 12 · New Generation · 60 years left
91 sqmS$560,000S$6,154 psm
Feb 2024
Blk 805 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
91 sqmS$530,000S$5,824 psm
Jan 2024
Blk 805 · 4 ROOM · 10 TO 12 · New Generation · 60 years left
91 sqmS$555,000S$6,099 psm
Oct 2023
Blk 805 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
92 sqmS$563,000S$6,120 psm
Apr 2023
Blk 805 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
91 sqmS$550,000S$6,044 psm
Oct 2021
Blk 805 · 4 ROOM · 04 TO 06 · New Generation · 63 years left
92 sqmS$470,000S$5,109 psm
See more

Showing 8 of 41.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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 years52 yearsS$561,819S$620,294S$671,790S$683,539
10 years47 yearsS$533,519S$650,357S$762,824S$789,739
20 years37 yearsS$469,021S$696,940S$958,826S$1,027,682

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.