Blk 912 Tampines St 91
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 912 | 01 TO 03 | 133 sqm | S$795,000 | S$5,977 psm | ×1.000 | S$5,977 psm |
| Apr 2026 | Blk 912 | 07 TO 09 | 134 sqm | S$815,000 | S$6,082 psm | ×1.000 | S$6,082 psm |
| Feb 2026 | Blk 912 | 04 TO 06 | 133 sqm | S$800,000 | S$6,015 psm | ×0.997 | S$5,997 psm |
| Dec 2025 | Blk 912 | 07 TO 09 | 133 sqm | S$803,888 | S$6,044 psm | ×0.996 | S$6,021 psm |
How accurate is this estimate for Tampines St 91?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 54 sales in Tampines St 91 since.
- Median error
- 2.7%
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.
5.56% gross yield
S$44,400 of rent a year against the estimate above · 0.32 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 6 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 | 912 | 5 ROOM | S$3,700 |
| Jul 2026 | 932 | 5 ROOM | S$3,900 |
| Jul 2026 | 912 | 5 ROOM | S$3,700 |
| Apr 2026 | 932 | 5 ROOM | S$4,100 |
| Mar 2026 | 922 | 5 ROOM | S$3,500 |
| Nov 2025 | 922 | 5 ROOM | S$3,300 |
median of 6 HDB rental approvals for 5 ROOM on Tampines St 91 since 2025-10.
Buying or selling at S$799,185?
Buying: Stamp duty on S$799,185 · Cash and CPF needed on S$799,185 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$799,185.
Each opens with this figure filled in; change anything there.
Primary schools near 912 Tampines St 91
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 · 126 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 141 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 425 m · no 2025 Phase 2C ballot
- Poi Ching School · 943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Chongzheng Primary School · 1,205 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,205 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,308 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,491 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,515 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,564 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,687 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,733 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,741 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 912 · 5 ROOM · 01 TO 03 · Model A · 57 years left | 133 sqm | S$795,000 | S$5,977 psm |
| Apr 2026 | Blk 912 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 134 sqm | S$815,000 | S$6,082 psm |
| Mar 2026 | Blk 912 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 108 sqm | S$620,000 | S$5,741 psm |
| Feb 2026 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 133 sqm | S$800,000 | S$6,015 psm |
| Dec 2025 | Blk 912 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 133 sqm | S$803,888 | S$6,044 psm |
| May 2025 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 134 sqm | S$818,000 | S$6,104 psm |
| Feb 2025 | Blk 912 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$670,000 | S$6,505 psm |
| Nov 2024 | Blk 912 · 5 ROOM · 07 TO 09 · Model A · 59 years left | 133 sqm | S$800,000 | S$6,015 psm |
| Aug 2024 | Blk 912 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 133 sqm | S$715,000 | S$5,376 psm |
| Aug 2024 | Blk 912 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$655,000 | S$6,359 psm |
| Oct 2023 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 134 sqm | S$740,000 | S$5,522 psm |
| Sept 2023 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 134 sqm | S$718,000 | S$5,358 psm |
| Nov 2022 | Blk 912 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 133 sqm | S$710,000 | S$5,338 psm |
| Jun 2022 | Blk 912 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 133 sqm | S$650,000 | S$4,887 psm |
| Jan 2022 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 62 years left | 133 sqm | S$638,000 | S$4,797 psm |
| Dec 2021 | Blk 912 · 5 ROOM · 01 TO 03 · Model A · 62 years left | 134 sqm | S$590,000 | S$4,403 psm |
| Oct 2021 | Blk 912 · 5 ROOM · 04 TO 06 · Model A · 62 years left | 133 sqm | S$612,000 | S$4,602 psm |
Showing 17 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 912 · 5 ROOM | S$3,700 | — |
| Jul 2026 | Blk 912 · 5 ROOM | S$3,700 | — |
| Jun 2025 | Blk 912 · 5 ROOM | S$3,200 | — |
| Mar 2025 | Blk 912 · 5 ROOM | S$3,200 | — |
| Sept 2024 | Blk 912 · 5 ROOM | S$3,700 | — |
| May 2023 | Blk 912 · 5 ROOM | S$2,150 | — |
| Feb 2023 | Blk 912 · 5 ROOM | S$3,200 | — |
| Oct 2022 | Blk 912 · 5 ROOM | S$3,700 | — |
| Jun 2022 | Blk 912 · 5 ROOM | S$2,400 | — |
| Mar 2022 | Blk 912 · 5 ROOM | S$3,200 | — |
| Jan 2022 | Blk 912 · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 912 · 5 ROOM | S$2,150 | — |
| May 2021 | Blk 912 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 912 · 5 ROOM | S$2,050 | — |
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$762,899 | S$842,302 | S$912,229 | S$928,183 |
| 10 years | 46 years | S$724,470 | S$883,125 | S$1,035,844 | S$1,072,393 |
| 20 years | 36 years | S$636,887 | S$946,380 | S$1,301,998 | S$1,395,497 |
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.