Blk 106 Tampines St 11
Project page · 99-year lease from 1984
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 126 | 01 TO 03 | 132 sqm | S$700,000 | S$5,303 psm | ×1.000 | S$5,303 psm |
| Jun 2026 | Blk 126 | 07 TO 09 | 141 sqm | S$768,000 | S$5,447 psm | ×1.000 | S$5,447 psm |
| Jun 2026 | Blk 127 | 07 TO 09 | 133 sqm | S$780,000 | S$5,865 psm | ×1.000 | S$5,865 psm |
| Dec 2025 | Blk 106 | 07 TO 09 | 133 sqm | S$760,000 | S$5,714 psm | ×0.996 | S$5,692 psm |
| Nov 2025 | Blk 127 | 04 TO 06 | 132 sqm | S$775,000 | S$5,871 psm | ×0.996 | S$5,848 psm |
How accurate is this estimate for Tampines St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Tampines St 11 since.
- Median error
- 3.4%
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.
5.55% gross yield
S$42,000 of rent a year against the estimate above · 0.33 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 8 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 |
|---|---|---|---|
| Jul 2026 | 114 | 5 ROOM | S$3,500 |
| Jun 2026 | 127 | 5 ROOM | S$3,700 |
| May 2026 | 106 | 5 ROOM | S$3,600 |
| Mar 2026 | 106 | 5 ROOM | S$3,500 |
| Feb 2026 | 127 | 5 ROOM | S$4,500 |
| Jan 2026 | 127 | 5 ROOM | S$3,200 |
| Dec 2025 | 114 | 5 ROOM | S$3,400 |
| Oct 2025 | 126 | 5 ROOM | S$3,500 |
median of 8 HDB rental approvals for 5 ROOM on Tampines St 11 since 2025-10.
Buying or selling at S$757,015?
Buying: Stamp duty on S$757,015 · Cash and CPF needed on S$757,015 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$757,015.
Each opens with this figure filled in; change anything there.
Primary schools near 106 Tampines St 11
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
- Tampines Primary School · 309 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 429 m · no 2025 Phase 2C ballot
- Yumin Primary School · 429 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 811 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Changkat Primary School · 884 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,036 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 1,086 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,386 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,444 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,605 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 106 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 103 sqm | S$625,000 | S$6,068 psm |
| Dec 2025 | Blk 106 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 133 sqm | S$760,000 | S$5,714 psm |
| Sept 2024 | Blk 106 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 133 sqm | S$720,000 | S$5,414 psm |
| Dec 2023 | Blk 106 · 5 ROOM · 10 TO 12 · Model A · 60 years left | 133 sqm | S$685,000 | S$5,150 psm |
| Nov 2023 | Blk 106 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 133 sqm | S$715,000 | S$5,376 psm |
| Apr 2023 | Blk 106 · 5 ROOM · 04 TO 06 · Model A · 60 years left | 133 sqm | S$675,000 | S$5,075 psm |
| Mar 2023 | Blk 106 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 133 sqm | S$620,000 | S$4,662 psm |
| Jan 2023 | Blk 106 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 133 sqm | S$660,000 | S$4,962 psm |
| Aug 2022 | Blk 106 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 133 sqm | S$659,000 | S$4,955 psm |
| Dec 2021 | Blk 106 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$493,000 | S$4,786 psm |
| Nov 2021 | Blk 106 · 5 ROOM · 10 TO 12 · Model A · 62 years left excluded: outlier | 133 sqm | S$618,888 | S$4,653 psm |
Showing 11 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 106 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 106 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 106 · 5 ROOM | S$4,000 | — |
| Jun 2024 | Blk 106 · 5 ROOM | S$3,600 | — |
| Jan 2024 | Blk 106 · 5 ROOM | S$2,200 | — |
| Sept 2023 | Blk 106 · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 106 · 5 ROOM | S$3,800 | — |
| May 2023 | Blk 106 · 5 ROOM | S$3,600 | — |
| Jan 2022 | Blk 106 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 106 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 106 · 5 ROOM | S$2,700 | — |
| May 2021 | Blk 106 · 4 ROOM | S$2,300 | — |
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$722,643 | S$797,857 | S$864,094 | S$879,206 |
| 10 years | 46 years | S$686,242 | S$836,525 | S$981,186 | S$1,015,806 |
| 20 years | 36 years | S$603,280 | S$896,443 | S$1,233,295 | S$1,321,861 |
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.