Blk 903 Tampines Ave 4
Project page · 99-year lease from 1984
Based on 9 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 816 | 01 TO 03 | 121 sqm | S$751,000 | S$6,207 psm | ×1.000 | S$6,207 psm |
| Oct 2026 | Blk 903 | 07 TO 09 | 133 sqm | S$840,000 | S$6,316 psm | ×1.000 | S$6,316 psm |
| Sept 2026 | Blk 815 | 07 TO 09 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Jul 2026 | Blk 815 | 01 TO 03 | 121 sqm | S$700,000 | S$5,785 psm | ×1.000 | S$5,785 psm |
| Apr 2026 | Blk 945 | 01 TO 03 | 122 sqm | S$800,000 | S$6,557 psm | ×1.000 | S$6,557 psm |
| Apr 2026 | Blk 815 | 01 TO 03 | 121 sqm | S$750,000 | S$6,198 psm | ×1.000 | S$6,198 psm |
| Mar 2026 | Blk 945 | 10 TO 12 | 128 sqm | S$900,888 | S$7,038 psm | ×0.997 | S$7,017 psm |
| Dec 2025 | Blk 815 | 13 TO 15 | 124 sqm | S$805,000 | S$6,492 psm | ×0.996 | S$6,466 psm |
| Nov 2025 | Blk 903 | 01 TO 03 | 133 sqm | S$760,000 | S$5,714 psm | ×0.996 | S$5,692 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.
5.67% gross yield
S$46,800 of rent a year against the estimate above · 0.21 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 816 | 5 ROOM | S$4,000 |
| Sept 2026 | 815 | 5 ROOM | S$4,000 |
| May 2026 | 945 | 5 ROOM | S$4,200 |
| May 2026 | 815 | 5 ROOM | S$4,000 |
| May 2026 | 804 | 5 ROOM | S$3,750 |
| Mar 2026 | 815 | 5 ROOM | S$3,900 |
| Mar 2026 | 804 | 5 ROOM | S$3,500 |
| Feb 2026 | 903 | 5 ROOM | S$3,500 |
median of 12 HDB rental approvals for 5 ROOM on Tampines Ave 4 since 2025-10.
Buying or selling at S$825,479?
Buying: Stamp duty on S$825,479 · Cash and CPF needed on S$825,479 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$825,479.
Each opens with this figure filled in; change anything there.
Primary schools near 903 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
- St. Hilda's Primary School · 219 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 297 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 365 m · no 2025 Phase 2C ballot
- Poi Ching School · 812 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Chongzheng Primary School · 1,137 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,137 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,161 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,321 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,399 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,681 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,754 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yu Neng Primary School · 1,920 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 903 · 5 ROOM · 07 TO 09 · Model A · 57 years left | 133 sqm | S$840,000 | S$6,316 psm |
| Oct 2026 | Blk 903 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 103 sqm | S$618,000 | S$6,000 psm |
| Nov 2025 | Blk 903 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 133 sqm | S$760,000 | S$5,714 psm |
| Jan 2025 | Blk 903 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 139 sqm | S$835,000 | S$6,007 psm |
| Jul 2024 | Blk 903 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 133 sqm | S$780,000 | S$5,865 psm |
| Oct 2023 | Blk 903 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 133 sqm | S$700,888 | S$5,270 psm |
| Apr 2023 | Blk 903 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 133 sqm | S$805,000 | S$6,053 psm |
| Feb 2023 | Blk 903 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$540,000 | S$5,243 psm |
| Dec 2021 | Blk 903 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 133 sqm | S$680,000 | S$5,113 psm |
Showing 9 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 903 · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 903 · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 903 · 5 ROOM | S$2,500 | — |
| May 2025 | Blk 903 · 5 ROOM | S$4,980 | — |
| May 2025 | Blk 903 · 5 ROOM | S$2,600 | — |
| Apr 2025 | Blk 903 · 5 ROOM | S$2,600 | — |
| Mar 2025 | Blk 903 · 4 ROOM | S$3,200 | — |
| Jan 2025 | Blk 903 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 903 · 5 ROOM | S$2,400 | — |
| Aug 2023 | Blk 903 · 5 ROOM | S$4,250 | — |
| May 2023 | Blk 903 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 903 · 5 ROOM | S$2,400 | — |
| Apr 2022 | Blk 903 · 5 ROOM | S$2,200 | — |
| Mar 2022 | Blk 903 · 5 ROOM | S$3,300 | — |
| Mar 2022 | Blk 903 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 903 · 5 ROOM | S$1,800 | — |
| Jun 2021 | Blk 903 · 5 ROOM | S$1,650 | — |
| Mar 2021 | Blk 903 · 4 ROOM | S$2,300 | — |
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$787,999 | S$870,015 | S$942,243 | S$958,721 |
| 10 years | 46 years | S$748,306 | S$912,181 | S$1,069,925 | S$1,107,676 |
| 20 years | 36 years | S$657,841 | S$977,517 | S$1,344,835 | S$1,441,410 |
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.