Blk 124 Tampines St 11
Project page · 99-year lease from 1986
Based on 3 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 124 | 04 TO 06 | 146 sqm | S$860,000 | S$5,890 psm | ×1.000 | S$5,890 psm |
| May 2026 | Blk 124 | 10 TO 12 | 146 sqm | S$935,000 | S$6,404 psm | ×1.000 | S$6,404 psm |
| Nov 2025 | Blk 124 | 10 TO 12 | 146 sqm | S$908,000 | S$6,219 psm | ×0.996 | S$6,195 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.
5.04% gross yield
S$45,600 of rent a year against the estimate above · 0.54 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, 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 |
|---|---|---|---|
| Jul 2026 | 124 | EXECUTIVE | S$4,100 |
| Jun 2026 | 124 | EXECUTIVE | S$3,000 |
| May 2026 | 124 | EXECUTIVE | S$4,600 |
| May 2026 | 124 | EXECUTIVE | S$4,400 |
| Mar 2026 | 125 | EXECUTIVE | S$3,600 |
| Mar 2026 | 124 | EXECUTIVE | S$3,150 |
| Feb 2026 | 124 | EXECUTIVE | S$4,000 |
| Jan 2026 | 125 | EXECUTIVE | S$3,300 |
median of 10 HDB rental approvals for EXECUTIVE on Tampines St 11 since 2025-10.
Buying or selling at S$904,432?
Buying: Stamp duty on S$904,432 · Cash and CPF needed on S$904,432 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$904,432.
Each opens with this figure filled in; change anything there.
Primary schools near 124 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
- Changkat Primary School · 534 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 542 m · no 2025 Phase 2C ballot
- Yumin Primary School · 542 m · no 2025 Phase 2C ballot
- Tampines Primary School · 653 m · no 2025 Phase 2C ballot
1 to 2 km
- Junyuan Primary School · 1,079 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,312 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,375 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,502 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,636 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 124 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 146 sqm | S$860,000 | S$5,890 psm |
| May 2026 | Blk 124 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 146 sqm | S$935,000 | S$6,404 psm |
| Nov 2025 | Blk 124 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 146 sqm | S$908,000 | S$6,219 psm |
| Jun 2025 | Blk 124 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 146 sqm | S$905,888 | S$6,205 psm |
| Jun 2025 | Blk 124 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 146 sqm | S$905,000 | S$6,199 psm |
| Sept 2024 | Blk 124 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$850,000 | S$5,822 psm |
| Sept 2024 | Blk 124 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 148 sqm | S$815,000 | S$5,507 psm |
| Jul 2024 | Blk 124 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 146 sqm | S$928,888 | S$6,362 psm |
| Jul 2024 | Blk 124 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left excluded: outlier | 146 sqm | S$707,900 | S$4,849 psm |
| Jun 2024 | Blk 124 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$828,000 | S$5,671 psm |
| Jan 2024 | Blk 124 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 148 sqm | S$850,000 | S$5,743 psm |
| Jan 2024 | Blk 124 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 146 sqm | S$818,000 | S$5,603 psm |
| Oct 2021 | Blk 124 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$700,000 | S$4,795 psm |
| Oct 2021 | Blk 124 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$680,000 | S$4,658 psm |
Showing 14 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 124 · EXECUTIVE | S$4,100 | — |
| Jun 2026 | Blk 124 · EXECUTIVE | S$3,000 | — |
| May 2026 | Blk 124 · EXECUTIVE | S$4,600 | — |
| May 2026 | Blk 124 · EXECUTIVE | S$4,400 | — |
| Mar 2026 | Blk 124 · EXECUTIVE | S$3,150 | — |
| Feb 2026 | Blk 124 · EXECUTIVE | S$4,000 | — |
| Jan 2026 | Blk 124 · EXECUTIVE | S$2,000 | — |
| Jul 2025 | Blk 124 · EXECUTIVE | S$4,100 | — |
| Jul 2025 | Blk 124 · EXECUTIVE | S$3,900 | — |
| Jun 2025 | Blk 124 · EXECUTIVE | S$4,000 | — |
| Feb 2025 | Blk 124 · EXECUTIVE | S$3,100 | — |
| Jul 2024 | Blk 124 · EXECUTIVE | S$4,100 | — |
| Jun 2024 | Blk 124 · EXECUTIVE | S$3,000 | — |
| Mar 2024 | Blk 124 · EXECUTIVE | S$4,600 | — |
| Feb 2024 | Blk 124 · EXECUTIVE | S$3,100 | — |
| Jan 2024 | Blk 124 · EXECUTIVE | S$2,000 | — |
| Jul 2023 | Blk 124 · EXECUTIVE | S$4,100 | — |
| Jul 2023 | Blk 124 · EXECUTIVE | S$3,800 | — |
| Jun 2023 | Blk 124 · EXECUTIVE | S$3,800 | — |
| Jun 2023 | Blk 124 · EXECUTIVE | S$2,200 | — |
| Mar 2023 | Blk 124 · EXECUTIVE | S$4,800 | — |
| Feb 2023 | Blk 124 · EXECUTIVE | S$2,970 | — |
| Jul 2022 | Blk 124 · EXECUTIVE | S$2,550 | — |
| Jul 2022 | Blk 124 · EXECUTIVE | S$2,000 | — |
| May 2022 | Blk 124 · EXECUTIVE | S$3,000 | — |
| Jan 2022 | Blk 124 · EXECUTIVE | S$3,300 | — |
| Jan 2022 | Blk 124 · EXECUTIVE | S$2,400 | — |
| Nov 2021 | Blk 124 · EXECUTIVE | S$2,400 | — |
| Jul 2021 | Blk 124 · EXECUTIVE | S$2,200 | — |
| Jun 2021 | Blk 124 · EXECUTIVE | S$2,200 | — |
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 58 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 | 53 years | S$863,367 | S$953,227 | S$1,032,363 | S$1,050,418 |
| 10 years | 48 years | S$819,878 | S$999,426 | S$1,172,258 | S$1,213,619 |
| 20 years | 38 years | S$720,760 | S$1,071,011 | S$1,473,461 | S$1,579,274 |
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.