Blk 125 Tampines St 11
Project page · 99-year lease from 1985
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 125 | 04 TO 06 | 146 sqm | S$900,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Feb 2026 | Blk 125 | 04 TO 06 | 146 sqm | S$860,000 | S$5,890 psm | ×0.997 | S$5,873 psm |
| Nov 2025 | Blk 125 | 10 TO 12 | 146 sqm | S$935,000 | S$6,404 psm | ×0.996 | S$6,379 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.
5.07% gross yield
S$45,600 of rent a year against the estimate above · 0.57 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$899,999?
Buying: Stamp duty on S$899,999 · Cash and CPF needed on S$899,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$899,999.
Each opens with this figure filled in; change anything there.
Primary schools near 125 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 · 412 m · no 2025 Phase 2C ballot
- Yumin Primary School · 412 m · no 2025 Phase 2C ballot
- Tampines Primary School · 613 m · no 2025 Phase 2C ballot
- Changkat Primary School · 625 m · no 2025 Phase 2C ballot
1 to 2 km
- Junyuan Primary School · 1,092 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,168 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,378 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,408 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,438 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,513 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,972 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 125 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Feb 2026 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 146 sqm | S$860,000 | S$5,890 psm |
| Nov 2025 | Blk 125 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 146 sqm | S$935,000 | S$6,404 psm |
| Sept 2025 | Blk 125 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 146 sqm | S$925,000 | S$6,336 psm |
| Nov 2024 | Blk 125 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 146 sqm | S$838,000 | S$5,740 psm |
| Oct 2024 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Jul 2024 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 147 sqm | S$900,000 | S$6,122 psm |
| Jun 2024 | Blk 125 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 157 sqm | S$925,888 | S$5,897 psm |
| Feb 2024 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Jun 2023 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$866,000 | S$5,932 psm |
| Apr 2023 | Blk 125 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$845,000 | S$5,788 psm |
| Aug 2022 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 157 sqm | S$880,000 | S$5,605 psm |
| Jun 2022 | Blk 125 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$800,888 | S$5,486 psm |
| Jun 2022 | Blk 125 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$750,000 | S$5,137 psm |
| May 2022 | Blk 125 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 157 sqm | S$880,000 | S$5,605 psm |
| Mar 2022 | Blk 125 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left excluded: outlier | 157 sqm | S$868,000 | S$5,529 psm |
| Jan 2022 | Blk 125 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 146 sqm | S$740,000 | S$5,068 psm |
Showing 17 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 125 · EXECUTIVE | S$3,600 | — |
| Jan 2026 | Blk 125 · EXECUTIVE | S$3,300 | — |
| Dec 2025 | Blk 125 · EXECUTIVE | S$4,000 | — |
| Apr 2025 | Blk 125 · EXECUTIVE | S$3,300 | — |
| Mar 2025 | Blk 125 · EXECUTIVE | S$3,400 | — |
| Feb 2025 | Blk 125 · EXECUTIVE | S$4,000 | — |
| Oct 2024 | Blk 125 · EXECUTIVE | S$3,300 | — |
| Jan 2024 | Blk 125 · EXECUTIVE | S$3,400 | — |
| Dec 2023 | Blk 125 · EXECUTIVE | S$3,300 | — |
| Jan 2022 | Blk 125 · EXECUTIVE | S$2,400 | — |
| Dec 2021 | Blk 125 · EXECUTIVE | 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 57 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 | 52 years | S$859,136 | S$948,555 | S$1,027,304 | S$1,045,270 |
| 10 years | 47 years | S$815,859 | S$994,528 | S$1,166,512 | S$1,207,671 |
| 20 years | 37 years | S$717,228 | S$1,065,762 | S$1,466,240 | S$1,571,534 |
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.