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HDB · 520929

Blk 929 Tampines St 91

Project page · 99-year lease from 1984

Indicative value range
S$480,938 – S$508,122
Indicative mid S$500,755 · S$6,860 psm

Based on 14 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
Oct 2026Blk 91507 TO 0973 sqmS$510,888S$6,998 psm×1.000S$6,998 psm
Sept 2026Blk 92501 TO 0373 sqmS$458,000S$6,274 psm×1.000S$6,274 psm
Sept 2026Blk 92513 TO 1573 sqmS$507,000S$6,945 psm×1.000S$6,945 psm
Aug 2026Blk 92410 TO 1273 sqmS$478,000S$6,548 psm×1.000S$6,548 psm
Aug 2026Blk 92404 TO 0673 sqmS$475,000S$6,507 psm×1.000S$6,507 psm
Aug 2026Blk 93013 TO 1573 sqmS$488,000S$6,685 psm×1.000S$6,685 psm
May 2026Blk 91404 TO 0673 sqmS$498,000S$6,822 psm×1.000S$6,822 psm
Mar 2026Blk 92904 TO 0673 sqmS$480,000S$6,575 psm×0.997S$6,556 psm
Mar 2026Blk 92507 TO 0973 sqmS$505,000S$6,918 psm×0.997S$6,897 psm
Mar 2026Blk 92410 TO 1273 sqmS$493,000S$6,753 psm×0.997S$6,734 psm
Feb 2026Blk 91410 TO 1273 sqmS$515,000S$7,055 psm×0.997S$7,034 psm
Feb 2026Blk 91507 TO 0973 sqmS$520,000S$7,123 psm×0.997S$7,102 psm
Jan 2026Blk 92510 TO 1273 sqmS$510,000S$6,986 psm×0.997S$6,966 psm
Dec 2025Blk 93010 TO 1273 sqmS$508,000S$6,959 psm×0.996S$6,932 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.

6.71% gross yield

S$33,600 of rent a year against the estimate above · 0.38 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

ApprovedBlockFlatRent a month
Aug 20269293 ROOMS$3,000
Aug 20269243 ROOMS$3,000
Aug 20269243 ROOMS$3,000
Aug 20269243 ROOMS$2,900
Jul 20269293 ROOMS$3,100
Jul 20269153 ROOMS$2,700
Jun 20269303 ROOMS$3,050
Jun 20269143 ROOMS$2,700

median of 23 HDB rental approvals for 3 ROOM on Tampines St 91 since 2025-10.

Buying or selling at S$500,755?

Buying: Stamp duty on S$500,755 · Cash and CPF needed on S$500,755 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$500,755.

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

Primary schools near 929 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
Mar 2026
Blk 929 · 3 ROOM · 04 TO 06 · Model A · 58 years left
73 sqmS$480,000S$6,575 psm
Sept 2025
Blk 929 · 3 ROOM · 07 TO 09 · Model A · 58 years left
73 sqmS$488,000S$6,685 psm
Jul 2025
Blk 929 · 3 ROOM · 10 TO 12 · Model A · 58 years left
73 sqmS$498,000S$6,822 psm
Apr 2025
Blk 929 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$480,000S$6,575 psm
Apr 2024
Blk 929 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$450,000S$6,164 psm
Mar 2024
Blk 929 · 4 ROOM · 13 TO 15 · Model A · 60 years left
104 sqmS$615,000S$5,913 psm
Mar 2023
Blk 929 · 3 ROOM · 04 TO 06 · Model A · 61 years left
73 sqmS$400,000S$5,479 psm
Dec 2022
Blk 929 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$550,000S$5,288 psm
Dec 2022
Blk 929 · 3 ROOM · 04 TO 06 · Model A · 61 years left
73 sqmS$410,000S$5,616 psm
Nov 2022
Blk 929 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$540,000S$5,192 psm
Nov 2022
Blk 929 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$430,000S$5,890 psm
Oct 2022
Blk 929 · 3 ROOM · 04 TO 06 · Model A · 61 years left
73 sqmS$428,888S$5,875 psm
Aug 2022
Blk 929 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$390,000S$5,342 psm
Dec 2021
Blk 929 · 4 ROOM · 07 TO 09 · Model A · 62 years left
104 sqmS$485,000S$4,663 psm
Dec 2021
Blk 929 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$390,000S$5,342 psm
See more

Showing 15 of 65.

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$478,019S$527,771S$571,587S$581,583
10 years46 yearsS$453,940S$553,350S$649,042S$671,942
20 years36 yearsS$399,062S$592,985S$815,809S$874,394

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.