Blk 924 Tampines St 91
Project page · 99-year lease from 1983
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 924 | 10 TO 12 | 73 sqm | S$478,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| Aug 2026 | Blk 924 | 04 TO 06 | 73 sqm | S$475,000 | S$6,507 psm | ×1.000 | S$6,507 psm |
| Mar 2026 | Blk 924 | 10 TO 12 | 73 sqm | S$493,000 | S$6,753 psm | ×0.997 | S$6,734 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.
7.03% gross yield
S$33,600 of rent a year against the estimate above · 0.06 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 23 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 929 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$3,000 |
| Aug 2026 | 924 | 3 ROOM | S$2,900 |
| Jul 2026 | 929 | 3 ROOM | S$3,100 |
| Jul 2026 | 915 | 3 ROOM | S$2,700 |
| Jun 2026 | 930 | 3 ROOM | S$3,050 |
| Jun 2026 | 914 | 3 ROOM | S$2,700 |
median of 23 HDB rental approvals for 3 ROOM on Tampines St 91 since 2025-10.
Buying or selling at S$478,000?
Buying: Stamp duty on S$478,000 · Cash and CPF needed on S$478,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,000.
Each opens with this figure filled in; change anything there.
Primary schools near 924 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 · 93 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 390 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 398 m · no 2025 Phase 2C ballot
1 to 2 km
- Chongzheng Primary School · 1,121 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,121 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,218 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,278 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,381 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,401 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,517 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,558 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,708 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,788 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 924 · 4 ROOM · 07 TO 09 · Model A · 56 years left | 104 sqm | S$668,000 | S$6,423 psm |
| Aug 2026 | Blk 924 · 3 ROOM · 04 TO 06 · Model A · 56 years left | 73 sqm | S$475,000 | S$6,507 psm |
| Aug 2026 | Blk 924 · 3 ROOM · 10 TO 12 · Model A · 56 years left | 73 sqm | S$478,000 | S$6,548 psm |
| Mar 2026 | Blk 924 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 73 sqm | S$493,000 | S$6,753 psm |
| Aug 2025 | Blk 924 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 73 sqm | S$490,000 | S$6,712 psm |
| Jun 2025 | Blk 924 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 73 sqm | S$455,000 | S$6,233 psm |
| Jun 2025 | Blk 924 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 73 sqm | S$441,000 | S$6,041 psm |
| May 2025 | Blk 924 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 73 sqm | S$465,000 | S$6,370 psm |
| Apr 2025 | Blk 924 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 73 sqm | S$493,888 | S$6,766 psm |
| Jan 2025 | Blk 924 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$635,000 | S$6,106 psm |
| Jan 2024 | Blk 924 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$580,000 | S$5,577 psm |
| Aug 2022 | Blk 924 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Jul 2022 | Blk 924 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$528,000 | S$5,077 psm |
| May 2022 | Blk 924 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$510,000 | S$4,904 psm |
| Apr 2022 | Blk 924 · 3 ROOM · 13 TO 15 · Model A · 61 years left | 73 sqm | S$390,000 | S$5,342 psm |
Showing 15 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 924 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 924 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 924 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 924 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 924 · 3 ROOM | S$3,100 | — |
| Nov 2025 | Blk 924 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 924 · 3 ROOM | S$2,750 | — |
| Aug 2024 | Blk 924 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 924 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 924 · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 924 · 4 ROOM | S$3,600 | — |
| Sept 2023 | Blk 924 · 3 ROOM | S$2,600 | — |
| Mar 2023 | Blk 924 · 3 ROOM | S$3,300 | — |
| Nov 2022 | Blk 924 · 4 ROOM | S$3,600 | — |
| Jul 2022 | Blk 924 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 924 · 3 ROOM | S$2,800 | — |
| Mar 2022 | Blk 924 · 3 ROOM | S$2,700 | — |
| Feb 2022 | Blk 924 · 4 ROOM | S$3,600 | — |
| Jan 2022 | Blk 924 · 3 ROOM | S$1,500 | — |
| Aug 2021 | Blk 924 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 924 · 3 ROOM | S$1,750 | — |
| Jul 2021 | Blk 924 · 3 ROOM | S$2,300 | — |
| Jan 2021 | Blk 924 · 3 ROOM | S$2,100 | — |
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 55 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 | 50 years | S$456,297 | S$503,789 | S$545,613 | S$555,155 |
| 10 years | 45 years | S$433,313 | S$528,206 | S$619,549 | S$641,408 |
| 20 years | 35 years | S$380,928 | S$566,039 | S$778,737 | S$834,660 |
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.