Blk 938 Tampines Ave 5
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 938 | 01 TO 03 | 142 sqm | S$940,000 | S$6,620 psm | ×1.000 | S$6,620 psm |
| Jul 2026 | Blk 938 | 01 TO 03 | 146 sqm | S$1,020,000 | S$6,986 psm | ×1.000 | S$6,986 psm |
| Jun 2026 | Blk 938 | 07 TO 09 | 146 sqm | S$1,128,888 | S$7,732 psm | ×1.000 | S$7,732 psm |
| Jan 2026 | Blk 938 | 04 TO 06 | 146 sqm | S$1,158,000 | S$7,932 psm | ×0.997 | S$7,908 psm |
How accurate is this estimate for Tampines Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Tampines Ave 5 since.
- Median error
- 4.7%
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.
4.24% gross yield
S$45,600 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 146 | EXECUTIVE | S$3,500 |
| Aug 2026 | 148 | EXECUTIVE | S$4,200 |
| Jul 2026 | 940 | EXECUTIVE | S$4,100 |
| May 2026 | 146 | EXECUTIVE | S$4,500 |
| May 2026 | 146 | EXECUTIVE | S$4,000 |
| May 2026 | 940 | EXECUTIVE | S$3,800 |
| Apr 2026 | 941 | EXECUTIVE | S$4,200 |
| Apr 2026 | 938 | EXECUTIVE | S$3,500 |
median of 19 HDB rental approvals for EXECUTIVE on Tampines Ave 5 since 2025-10.
Buying or selling at S$1,074,443?
Buying: Stamp duty on S$1,074,443 · Cash and CPF needed on S$1,074,443 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,074,443.
Each opens with this figure filled in; change anything there.
Primary schools near 938 Tampines Ave 5
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 · 155 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 241 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 429 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,215 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,239 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,348 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,366 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,549 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,677 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,719 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 938 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 142 sqm | S$940,000 | S$6,620 psm |
| Jul 2026 | Blk 938 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 146 sqm | S$1,020,000 | S$6,986 psm |
| Jun 2026 | Blk 938 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 146 sqm | S$1,128,888 | S$7,732 psm |
| Jan 2026 | Blk 938 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$1,158,000 | S$7,932 psm |
| Jul 2025 | Blk 938 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
| Apr 2025 | Blk 938 · EXECUTIVE · 04 TO 06 · Apartment · 63 years left | 142 sqm | S$955,888 | S$6,732 psm |
| Oct 2024 | Blk 938 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$945,000 | S$6,473 psm |
| Mar 2024 | Blk 938 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 142 sqm | S$920,000 | S$6,479 psm |
| Feb 2024 | Blk 938 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 146 sqm | S$910,000 | S$6,233 psm |
| Apr 2022 | Blk 938 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 146 sqm | S$895,000 | S$6,130 psm |
| Oct 2021 | Blk 938 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$795,000 | S$5,445 psm |
| Oct 2021 | Blk 938 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 142 sqm | S$763,000 | S$5,373 psm |
Showing 12 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 938 · EXECUTIVE | S$3,500 | — |
| Jun 2025 | Blk 938 · EXECUTIVE | S$4,300 | — |
| May 2025 | Blk 938 · EXECUTIVE | S$3,500 | — |
| May 2023 | Blk 938 · EXECUTIVE | S$3,000 | — |
| Aug 2022 | Blk 938 · EXECUTIVE | S$3,000 | — |
| Jun 2022 | Blk 938 · EXECUTIVE | S$2,300 | — |
| Dec 2021 | Blk 938 · EXECUTIVE | S$2,500 | — |
| Jul 2021 | Blk 938 · EXECUTIVE | S$2,300 | — |
| Jun 2021 | Blk 938 · EXECUTIVE | S$2,250 | — |
| Apr 2021 | Blk 938 · EXECUTIVE | S$2,400 | — |
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 60 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 | 55 years | S$1,036,617 | S$1,144,509 | S$1,239,526 | S$1,261,204 |
| 10 years | 50 years | S$989,551 | S$1,206,258 | S$1,414,857 | S$1,464,778 |
| 20 years | 40 years | S$884,964 | S$1,315,010 | S$1,809,146 | S$1,939,065 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.