Blk 109 Tampines St 11
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 109 | 10 TO 12 | 74 sqm | S$470,000 | S$6,351 psm | ×1.000 | S$6,351 psm |
| Mar 2026 | Blk 109 | 01 TO 03 | 74 sqm | S$476,000 | S$6,432 psm | ×0.997 | S$6,413 psm |
| Jan 2026 | Blk 109 | 04 TO 06 | 78 sqm | S$485,000 | S$6,218 psm | ×0.997 | S$6,200 psm |
| Dec 2025 | Blk 109 | 01 TO 03 | 78 sqm | S$511,000 | S$6,551 psm | ×0.996 | S$6,526 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.
7.11% gross yield
S$33,600 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 56 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 |
|---|---|---|---|
| Sept 2026 | 139 | 3 ROOM | S$2,800 |
| Sept 2026 | 112 | 3 ROOM | S$2,750 |
| Sept 2026 | 107 | 3 ROOM | S$2,700 |
| Aug 2026 | 109 | 3 ROOM | S$3,000 |
| Aug 2026 | 101 | 3 ROOM | S$3,000 |
| Aug 2026 | 109 | 3 ROOM | S$2,900 |
| Aug 2026 | 112 | 3 ROOM | S$2,800 |
| Aug 2026 | 105 | 3 ROOM | S$2,700 |
median of 56 HDB rental approvals for 3 ROOM on Tampines St 11 since 2025-10.
Buying or selling at S$472,298?
Buying: Stamp duty on S$472,298 · Cash and CPF needed on S$472,298 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$472,298.
Each opens with this figure filled in; change anything there.
Primary schools near 109 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
- Chongzheng Primary School · 352 m · no 2025 Phase 2C ballot
- Yumin Primary School · 352 m · no 2025 Phase 2C ballot
- Tampines Primary School · 428 m · no 2025 Phase 2C ballot
- Changkat Primary School · 801 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 938 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,047 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Hilda's Primary School · 1,213 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,390 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,477 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,491 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,783 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,999 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 109 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 74 sqm | S$470,000 | S$6,351 psm |
| Mar 2026 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 74 sqm | S$476,000 | S$6,432 psm |
| Jan 2026 | Blk 109 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 78 sqm | S$485,000 | S$6,218 psm |
| Dec 2025 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 78 sqm | S$511,000 | S$6,551 psm |
| Aug 2025 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 107 sqm | S$618,000 | S$5,776 psm |
| Oct 2024 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$615,000 | S$5,971 psm |
| Sept 2024 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 119 sqm | S$613,000 | S$5,151 psm |
| Jul 2024 | Blk 109 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Jun 2024 | Blk 109 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 74 sqm | S$448,888 | S$6,066 psm |
| Jan 2024 | Blk 109 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Sept 2023 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 74 sqm | S$417,000 | S$5,635 psm |
| Aug 2023 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 107 sqm | S$518,000 | S$4,841 psm |
| Jul 2023 | Blk 109 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Apr 2023 | Blk 109 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$430,000 | S$5,811 psm |
| Feb 2023 | Blk 109 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$428,000 | S$5,784 psm |
| Jan 2023 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$395,000 | S$5,338 psm |
| Jan 2023 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Dec 2022 | Blk 109 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$398,000 | S$5,378 psm |
| Sept 2022 | Blk 109 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 78 sqm | S$393,000 | S$5,038 psm |
| Aug 2022 | Blk 109 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$393,000 | S$5,311 psm |
Showing 20 of 95.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 109 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 109 · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 109 · 3 ROOM | S$3,100 | — |
| Mar 2026 | Blk 109 · 3 ROOM | S$2,700 | — |
| Feb 2026 | Blk 109 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 109 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 109 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 109 · 3 ROOM | S$1,650 | — |
| Sept 2025 | Blk 109 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 109 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 109 · 3 ROOM | S$3,050 | — |
| Jun 2025 | Blk 109 · 3 ROOM | S$2,600 | — |
| May 2025 | Blk 109 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 109 · 3 ROOM | S$2,400 | — |
| Jan 2025 | Blk 109 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 109 · 3 ROOM | S$3,350 | — |
| Oct 2024 | Blk 109 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 109 · 3 ROOM | S$2,550 | — |
| Sept 2024 | Blk 109 · 3 ROOM | S$3,150 | — |
| May 2024 | Blk 109 · 3 ROOM | S$2,850 | — |
| May 2024 | Blk 109 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 109 · 3 ROOM | S$1,650 | — |
| Oct 2023 | Blk 109 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 109 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 109 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 109 · 3 ROOM | S$2,950 | — |
| Jun 2023 | Blk 109 · 3 ROOM | S$2,400 | — |
| Jun 2023 | Blk 109 · 3 ROOM | S$1,700 | — |
| May 2023 | Blk 109 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 109 · 3 ROOM | S$2,200 | — |
| Apr 2023 | Blk 109 · 3 ROOM | S$2,100 | — |
| Apr 2023 | Blk 109 · 3 ROOM | S$1,500 | — |
| Jul 2022 | Blk 109 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 109 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 109 · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 109 · 3 ROOM | S$2,700 | — |
| Apr 2022 | Blk 109 · 4 ROOM | S$2,000 | — |
| Apr 2022 | Blk 109 · 3 ROOM | S$1,500 | — |
| Nov 2021 | Blk 109 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 109 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 109 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 109 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 109 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 109 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 109 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 109 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 109 · 3 ROOM | S$1,350 | — |
| Feb 2021 | Blk 109 · 3 ROOM | S$1,800 | — |
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$450,853 | S$497,779 | S$539,104 | S$548,532 |
| 10 years | 46 years | S$428,143 | S$521,904 | S$612,157 | S$633,756 |
| 20 years | 36 years | S$376,383 | S$559,286 | S$769,447 | S$824,702 |
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.