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HDB · 520909

Blk 909 Tampines Ave 4

Project page · 99-year lease from 1984

Indicative value range
S$480,000 – S$512,090
Indicative mid S$491,883 · S$6,738 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 80710 TO 1273 sqmS$525,000S$7,192 psm×1.000S$7,192 psm
Sept 2026Blk 90704 TO 0673 sqmS$490,000S$6,712 psm×1.000S$6,712 psm
Aug 2026Blk 80307 TO 0967 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Aug 2026Blk 81004 TO 0673 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Aug 2026Blk 80701 TO 0373 sqmS$470,000S$6,438 psm×1.000S$6,438 psm
Aug 2026Blk 90701 TO 0373 sqmS$445,000S$6,096 psm×1.000S$6,096 psm
Jul 2026Blk 90904 TO 0673 sqmS$485,000S$6,644 psm×1.000S$6,644 psm
Jul 2026Blk 80904 TO 0673 sqmS$480,000S$6,575 psm×1.000S$6,575 psm
Jun 2026Blk 80301 TO 0367 sqmS$470,000S$7,015 psm×1.000S$7,015 psm
May 2026Blk 80601 TO 0373 sqmS$495,000S$6,781 psm×1.000S$6,781 psm
Apr 2026Blk 90901 TO 0373 sqmS$453,000S$6,205 psm×1.000S$6,205 psm
Feb 2026Blk 90707 TO 0973 sqmS$510,000S$6,986 psm×0.997S$6,966 psm
Dec 2025Blk 80804 TO 0673 sqmS$490,000S$6,712 psm×0.996S$6,686 psm
Dec 2025Blk 90713 TO 1573 sqmS$518,000S$7,096 psm×0.996S$7,068 psm
Dec 2025Blk 80710 TO 1273 sqmS$519,000S$7,110 psm×0.996S$7,082 psm
Nov 2025Blk 80604 TO 0673 sqmS$508,000S$6,959 psm×0.996S$6,932 psm
Nov 2025Blk 80101 TO 0368 sqmS$460,000S$6,765 psm×0.996S$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.

7.01% gross yield

S$34,500 of rent a year against the estimate above · 0.08 points below 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

ApprovedBlockFlatRent a month
Sept 20268013 ROOMS$3,000
Sept 20268033 ROOMS$2,900
Sept 20268103 ROOMS$2,800
Sept 20268013 ROOMS$2,800
Sept 20268093 ROOMS$2,750
Sept 20268103 ROOMS$2,600
Aug 20268063 ROOMS$2,800
Jul 20269073 ROOMS$3,250

median of 40 HDB rental approvals for 3 ROOM on Tampines Ave 4 since 2025-10.

Buying or selling at S$491,883?

Buying: Stamp duty on S$491,883 · Cash and CPF needed on S$491,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$491,883.

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

Primary schools near 909 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
Jul 2026
Blk 909 · 3 ROOM · 04 TO 06 · Model A · 57 years left
73 sqmS$485,000S$6,644 psm
Apr 2026
Blk 909 · 4 ROOM · 01 TO 03 · Model A · 57 years left
105 sqmS$628,000S$5,981 psm
Apr 2026
Blk 909 · 3 ROOM · 01 TO 03 · Model A · 57 years left
73 sqmS$453,000S$6,205 psm
Jul 2025
Blk 909 · 4 ROOM · 10 TO 12 · Model A · 58 years left
105 sqmS$680,000S$6,476 psm
Jun 2025
Blk 909 · 3 ROOM · 04 TO 06 · Model A · 58 years left
73 sqmS$470,000S$6,438 psm
Apr 2025
Blk 909 · 4 ROOM · 13 TO 15 · Model A · 58 years left
104 sqmS$698,000S$6,712 psm
Mar 2025
Blk 909 · 4 ROOM · 07 TO 09 · Model A · 58 years left
105 sqmS$648,888S$6,180 psm
Jun 2024
Blk 909 · 3 ROOM · 13 TO 15 · Model A · 59 years left
73 sqmS$465,000S$6,370 psm
May 2024
Blk 909 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$450,000S$6,164 psm
Dec 2023
Blk 909 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$438,000S$6,000 psm
Feb 2023
Blk 909 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$430,000S$5,890 psm
Jan 2023
Blk 909 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$425,000S$5,822 psm
Jan 2023
Blk 909 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$416,000S$5,699 psm
Dec 2022
Blk 909 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$510,000S$4,904 psm
Nov 2022
Blk 909 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$538,000S$5,173 psm
Nov 2022
Blk 909 · 3 ROOM · 13 TO 15 · Model A · 61 years left
excluded: outlier
73 sqmS$485,000S$6,644 psm
Apr 2022
Blk 909 · 3 ROOM · 07 TO 09 · Model A · 61 years left
73 sqmS$410,000S$5,616 psm
See more

Showing 17 of 60.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$469,550S$518,421S$561,460S$571,279
10 years46 yearsS$445,898S$543,547S$637,543S$660,038
20 years36 yearsS$391,992S$582,479S$801,355S$858,902

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.