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HDB · 520921

Blk 921 Tampines St 91

Project page · 99-year lease from 1984

Indicative value range
S$653,380 – S$687,305
Indicative mid S$665,000 · S$6,394 psm

Based on 7 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 92107 TO 09104 sqmS$685,000S$6,587 psm×1.000S$6,587 psm
Oct 2026Blk 92101 TO 03103 sqmS$615,000S$5,971 psm×1.000S$5,971 psm
Aug 2026Blk 92113 TO 15104 sqmS$648,000S$6,231 psm×1.000S$6,231 psm
Jul 2026Blk 92107 TO 09104 sqmS$665,000S$6,394 psm×1.000S$6,394 psm
Jul 2026Blk 92110 TO 12104 sqmS$707,000S$6,798 psm×1.000S$6,798 psm
Feb 2026Blk 92104 TO 06103 sqmS$685,000S$6,650 psm×0.997S$6,631 psm
Nov 2025Blk 92101 TO 03103 sqmS$655,000S$6,359 psm×0.996S$6,334 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.

6.32% gross yield

S$42,000 of rent a year against the estimate above · 0.74 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 41 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
Sept 20269104 ROOMS$3,700
Sept 20269114 ROOMS$3,600
Sept 20269104 ROOMS$3,300
Aug 20269324 ROOMS$4,400
Aug 20269214 ROOMS$3,800
Aug 20269304 ROOMS$3,500
Jul 20269154 ROOMS$3,700
Jul 20269334 ROOMS$3,000

median of 41 HDB rental approvals for 4 ROOM on Tampines St 91 since 2025-10.

Buying or selling at S$665,000?

Buying: Stamp duty on S$665,000 · Cash and CPF needed on S$665,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$665,000.

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

Primary schools near 921 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 921 · 4 ROOM · 01 TO 03 · Model A · 57 years left
103 sqmS$615,000S$5,971 psm
Oct 2026
Blk 921 · 4 ROOM · 07 TO 09 · Model A · 57 years left
104 sqmS$685,000S$6,587 psm
Aug 2026
Blk 921 · 4 ROOM · 13 TO 15 · Model A · 57 years left
104 sqmS$648,000S$6,231 psm
Jul 2026
Blk 921 · 4 ROOM · 10 TO 12 · Model A · 57 years left
104 sqmS$707,000S$6,798 psm
Jul 2026
Blk 921 · 4 ROOM · 07 TO 09 · Model A · 57 years left
104 sqmS$665,000S$6,394 psm
Feb 2026
Blk 921 · 4 ROOM · 04 TO 06 · Model A · 58 years left
103 sqmS$685,000S$6,650 psm
Nov 2025
Blk 921 · 4 ROOM · 01 TO 03 · Model A · 58 years left
103 sqmS$655,000S$6,359 psm
Aug 2025
Blk 921 · 4 ROOM · 10 TO 12 · Model A · 58 years left
104 sqmS$690,000S$6,635 psm
Oct 2024
Blk 921 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$608,000S$5,846 psm
May 2024
Blk 921 · 4 ROOM · 04 TO 06 · Model A · 59 years left
106 sqmS$618,888S$5,839 psm
Apr 2023
Blk 921 · 4 ROOM · 07 TO 09 · Model A · 61 years left
106 sqmS$575,000S$5,425 psm
Feb 2023
Blk 921 · 4 ROOM · 10 TO 12 · Model A · 61 years left
103 sqmS$580,888S$5,640 psm
Feb 2023
Blk 921 · 4 ROOM · 01 TO 03 · Model A · 61 years left
110 sqmS$540,000S$4,909 psm
Nov 2022
Blk 921 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$565,000S$5,433 psm
Aug 2022
Blk 921 · 4 ROOM · 07 TO 09 · Model A · 61 years left
excluded: outlier
103 sqmS$600,000S$5,825 psm
See more

Showing 15 of 59.

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$634,806S$700,877S$759,064S$772,339
10 years46 yearsS$602,830S$734,846S$861,923S$892,335
20 years36 yearsS$529,952S$787,480S$1,083,389S$1,161,190

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.