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HDB · 521110

Blk 110 Tampines St 11

Project page · 99-year lease from 1984

Indicative value range
S$453,385 – S$477,182
Indicative mid S$465,000 · S$6,284 psm

Based on 23 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 11207 TO 0975 sqmS$485,000S$6,467 psm×1.000S$6,467 psm
Sept 2026Blk 10801 TO 0374 sqmS$465,000S$6,284 psm×1.000S$6,284 psm
Aug 2026Blk 13901 TO 0376 sqmS$440,000S$5,789 psm×1.000S$5,789 psm
Aug 2026Blk 11201 TO 0379 sqmS$495,000S$6,266 psm×1.000S$6,266 psm
Jul 2026Blk 10404 TO 0675 sqmS$446,000S$5,947 psm×1.000S$5,947 psm
Jul 2026Blk 10801 TO 0374 sqmS$460,000S$6,216 psm×1.000S$6,216 psm
Jun 2026Blk 10810 TO 1278 sqmS$467,000S$5,987 psm×1.000S$5,987 psm
Jun 2026Blk 10207 TO 0975 sqmS$470,000S$6,267 psm×1.000S$6,267 psm
Jun 2026Blk 11207 TO 0979 sqmS$515,000S$6,519 psm×1.000S$6,519 psm
Jun 2026Blk 11107 TO 0974 sqmS$448,000S$6,054 psm×1.000S$6,054 psm
Jun 2026Blk 10910 TO 1274 sqmS$470,000S$6,351 psm×1.000S$6,351 psm
Apr 2026Blk 10404 TO 0675 sqmS$450,000S$6,000 psm×1.000S$6,000 psm
Mar 2026Blk 10510 TO 1275 sqmS$475,000S$6,333 psm×0.997S$6,315 psm
Mar 2026Blk 13901 TO 0376 sqmS$445,000S$5,855 psm×0.997S$5,838 psm
Mar 2026Blk 10304 TO 0675 sqmS$472,000S$6,293 psm×0.997S$6,275 psm
Mar 2026Blk 10901 TO 0374 sqmS$476,000S$6,432 psm×0.997S$6,413 psm
Mar 2026Blk 10701 TO 0374 sqmS$483,000S$6,527 psm×0.997S$6,508 psm
Feb 2026Blk 13901 TO 0375 sqmS$475,000S$6,333 psm×0.997S$6,315 psm
Jan 2026Blk 10904 TO 0678 sqmS$485,000S$6,218 psm×0.997S$6,200 psm
Jan 2026Blk 10307 TO 0975 sqmS$485,800S$6,477 psm×0.997S$6,458 psm
Dec 2025Blk 10507 TO 0979 sqmS$512,000S$6,481 psm×0.996S$6,456 psm
Dec 2025Blk 10901 TO 0378 sqmS$511,000S$6,551 psm×0.996S$6,526 psm
Nov 2025Blk 11201 TO 0375 sqmS$485,000S$6,467 psm×0.996S$6,441 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.

7.23% gross yield

S$33,600 of rent a year against the estimate above · 0.14 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

ApprovedBlockFlatRent a month
Sept 20261393 ROOMS$2,800
Sept 20261123 ROOMS$2,750
Sept 20261073 ROOMS$2,700
Aug 20261093 ROOMS$3,000
Aug 20261013 ROOMS$3,000
Aug 20261093 ROOMS$2,900
Aug 20261123 ROOMS$2,800
Aug 20261053 ROOMS$2,700

median of 56 HDB rental approvals for 3 ROOM on Tampines St 11 since 2025-10.

Buying or selling at S$465,000?

Buying: Stamp duty on S$465,000 · Cash and CPF needed on S$465,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$465,000.

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

Primary schools near 110 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2025
Blk 110 · 3 ROOM · 07 TO 09 · Model A · 58 years left
78 sqmS$485,000S$6,218 psm
Dec 2024
Blk 110 · 3 ROOM · 07 TO 09 · Model A · 58 years left
78 sqmS$469,888S$6,024 psm
Mar 2024
Blk 110 · 3 ROOM · 10 TO 12 · Model A · 59 years left
78 sqmS$455,000S$5,833 psm
Jan 2024
Blk 110 · 3 ROOM · 10 TO 12 · Model A · 59 years left
74 sqmS$435,000S$5,878 psm
Aug 2023
Blk 110 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$438,000S$5,919 psm
Jan 2023
Blk 110 · 3 ROOM · 07 TO 09 · Model A · 60 years left
74 sqmS$380,000S$5,135 psm
Oct 2022
Blk 110 · 4 ROOM · 04 TO 06 · Model A · 60 years left
103 sqmS$520,000S$5,049 psm
Oct 2022
Blk 110 · 3 ROOM · 07 TO 09 · Model A · 60 years left
74 sqmS$423,000S$5,716 psm
Jun 2022
Blk 110 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$375,000S$5,068 psm
May 2022
Blk 110 · 3 ROOM · 07 TO 09 · Model A · 61 years left
78 sqmS$398,000S$5,103 psm
Apr 2022
Blk 110 · 4 ROOM · 04 TO 06 · Model A · 61 years left
103 sqmS$500,000S$4,854 psm
Mar 2022
Blk 110 · 4 ROOM · 07 TO 09 · Model A · 61 years left
105 sqmS$498,000S$4,743 psm
See more

Showing 12 of 71.

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$443,887S$490,087S$530,774S$540,056
10 years46 yearsS$421,527S$513,840S$602,698S$623,963
20 years36 yearsS$370,568S$550,644S$757,557S$811,959

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.