Blk 112 Tampines St 11
Project page · 99-year lease from 1982
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 112 | 07 TO 09 | 75 sqm | S$485,000 | S$6,467 psm | ×1.000 | S$6,467 psm |
| Aug 2026 | Blk 112 | 01 TO 03 | 79 sqm | S$495,000 | S$6,266 psm | ×1.000 | S$6,266 psm |
| Jun 2026 | Blk 112 | 07 TO 09 | 79 sqm | S$515,000 | S$6,519 psm | ×1.000 | S$6,519 psm |
| Nov 2025 | Blk 112 | 01 TO 03 | 75 sqm | S$485,000 | S$6,467 psm | ×0.996 | S$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.
6.59% gross yield
S$33,600 of rent a year against the estimate above · 0.5 points below 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$509,863?
Buying: Stamp duty on S$509,863 · Cash and CPF needed on S$509,863 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$509,863.
Each opens with this figure filled in; change anything there.
Primary schools near 112 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 · 385 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 538 m · no 2025 Phase 2C ballot
- Yumin Primary School · 538 m · no 2025 Phase 2C ballot
- Changkat Primary School · 789 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 804 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,096 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,174 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,308 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,524 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,672 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,755 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 112 · 3 ROOM · 07 TO 09 · Model A · 55 years left | 75 sqm | S$485,000 | S$6,467 psm |
| Aug 2026 | Blk 112 · 3 ROOM · 01 TO 03 · Model A · 55 years left | 79 sqm | S$495,000 | S$6,266 psm |
| Jun 2026 | Blk 112 · 3 ROOM · 07 TO 09 · Model A · 55 years left | 79 sqm | S$515,000 | S$6,519 psm |
| Nov 2025 | Blk 112 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 75 sqm | S$485,000 | S$6,467 psm |
| Jul 2025 | Blk 112 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 79 sqm | S$488,000 | S$6,177 psm |
| Jun 2025 | Blk 112 · 3 ROOM · 07 TO 09 · Model A · 56 years left | 75 sqm | S$480,000 | S$6,400 psm |
| Mar 2025 | Blk 112 · 3 ROOM · 10 TO 12 · Model A · 56 years left | 79 sqm | S$480,000 | S$6,076 psm |
| Oct 2024 | Blk 112 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 75 sqm | S$460,000 | S$6,133 psm |
| Jul 2024 | Blk 112 · 3 ROOM · 10 TO 12 · Model A · 57 years left | 79 sqm | S$488,000 | S$6,177 psm |
| Apr 2023 | Blk 112 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 108 sqm | S$540,000 | S$5,000 psm |
| Jan 2023 | Blk 112 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 79 sqm | S$433,000 | S$5,481 psm |
| Dec 2022 | Blk 112 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 108 sqm | S$540,000 | S$5,000 psm |
| Nov 2022 | Blk 112 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 75 sqm | S$398,000 | S$5,307 psm |
| Sept 2022 | Blk 112 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 79 sqm | S$395,000 | S$5,000 psm |
Showing 14 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 112 · 3 ROOM | S$2,750 | — |
| Aug 2026 | Blk 112 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 112 · 3 ROOM | S$2,850 | — |
| Jun 2026 | Blk 112 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 112 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 112 · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 112 · 4 ROOM | S$2,900 | — |
| Aug 2025 | Blk 112 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 112 · 4 ROOM | S$3,900 | — |
| May 2025 | Blk 112 · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 112 · 3 ROOM | S$2,400 | — |
| Oct 2024 | Blk 112 · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 112 · 3 ROOM | S$2,700 | — |
| Jul 2024 | Blk 112 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 112 · 3 ROOM | S$2,500 | — |
| Jun 2024 | Blk 112 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 112 · 3 ROOM | S$2,700 | — |
| Sept 2023 | Blk 112 · 4 ROOM | S$2,300 | — |
| Jul 2023 | Blk 112 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 112 · 4 ROOM | S$3,800 | — |
| May 2023 | Blk 112 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 112 · 3 ROOM | S$2,300 | — |
| Aug 2022 | Blk 112 · 3 ROOM | S$3,200 | — |
| Jul 2022 | Blk 112 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 112 · 3 ROOM | S$1,950 | — |
| May 2022 | Blk 112 · 3 ROOM | S$2,700 | — |
| Mar 2022 | Blk 112 · 3 ROOM | S$1,900 | — |
| Feb 2022 | Blk 112 · 3 ROOM | S$2,400 | — |
| Jan 2022 | Blk 112 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 112 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 112 · 4 ROOM | S$2,350 | — |
| Jul 2021 | Blk 112 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 112 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 112 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 112 · 3 ROOM | S$1,750 | — |
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 54 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 | 49 years | S$484,180 | S$534,574 | S$578,954 | S$589,079 |
| 10 years | 44 years | S$455,974 | S$555,830 | S$651,950 | S$674,954 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.