Blk 126 Tampines St 11
Project page · 99-year lease from 1985
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 126 | 01 TO 03 | 132 sqm | S$700,000 | S$5,303 psm | ×1.000 | S$5,303 psm |
| Jun 2026 | Blk 126 | 07 TO 09 | 141 sqm | S$768,000 | S$5,447 psm | ×1.000 | S$5,447 psm |
| Jun 2026 | Blk 127 | 07 TO 09 | 133 sqm | S$780,000 | S$5,865 psm | ×1.000 | S$5,865 psm |
| Dec 2025 | Blk 106 | 07 TO 09 | 133 sqm | S$760,000 | S$5,714 psm | ×0.996 | S$5,692 psm |
| Nov 2025 | Blk 127 | 04 TO 06 | 132 sqm | S$775,000 | S$5,871 psm | ×0.996 | S$5,848 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.
5.59% gross yield
S$42,000 of rent a year against the estimate above · 0.29 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 114 | 5 ROOM | S$3,500 |
| Jun 2026 | 127 | 5 ROOM | S$3,700 |
| May 2026 | 106 | 5 ROOM | S$3,600 |
| Mar 2026 | 106 | 5 ROOM | S$3,500 |
| Feb 2026 | 127 | 5 ROOM | S$4,500 |
| Jan 2026 | 127 | 5 ROOM | S$3,200 |
| Dec 2025 | 114 | 5 ROOM | S$3,400 |
| Oct 2025 | 126 | 5 ROOM | S$3,500 |
median of 8 HDB rental approvals for 5 ROOM on Tampines St 11 since 2025-10.
Buying or selling at S$751,323?
Buying: Stamp duty on S$751,323 · Cash and CPF needed on S$751,323 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$751,323.
Each opens with this figure filled in; change anything there.
Primary schools near 126 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 · 468 m · no 2025 Phase 2C ballot
- Yumin Primary School · 468 m · no 2025 Phase 2C ballot
- Changkat Primary School · 563 m · no 2025 Phase 2C ballot
- Tampines Primary School · 661 m · no 2025 Phase 2C ballot
1 to 2 km
- Junyuan Primary School · 1,122 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Gongshang Primary School · 1,227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,400 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,417 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,573 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 126 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 132 sqm | S$700,000 | S$5,303 psm |
| Sept 2026 | Blk 126 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$598,000 | S$5,750 psm |
| Jun 2026 | Blk 126 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 141 sqm | S$768,000 | S$5,447 psm |
| May 2025 | Blk 126 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 134 sqm | S$760,000 | S$5,672 psm |
| Mar 2025 | Blk 126 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$608,000 | S$5,903 psm |
| Jan 2025 | Blk 126 · 5 ROOM · 10 TO 12 · Model A · 60 years left | 141 sqm | S$820,000 | S$5,816 psm |
| Jan 2025 | Blk 126 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 132 sqm | S$725,000 | S$5,492 psm |
| Dec 2024 | Blk 126 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 132 sqm | S$688,000 | S$5,212 psm |
| May 2024 | Blk 126 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 132 sqm | S$730,000 | S$5,530 psm |
| Jul 2023 | Blk 126 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 132 sqm | S$670,000 | S$5,076 psm |
| May 2023 | Blk 126 · 5 ROOM · 04 TO 06 · Model A · 62 years left | 137 sqm | S$725,000 | S$5,292 psm |
| Apr 2023 | Blk 126 · 5 ROOM · 07 TO 09 · Model A · 62 years left | 137 sqm | S$670,000 | S$4,891 psm |
| Jan 2023 | Blk 126 · 5 ROOM · 04 TO 06 · Model A · 62 years left | 132 sqm | S$635,000 | S$4,811 psm |
| Feb 2022 | Blk 126 · 5 ROOM · 10 TO 12 · Model A · 63 years left excluded: outlier | 134 sqm | S$680,000 | S$5,075 psm |
| Nov 2021 | Blk 126 · 5 ROOM · 07 TO 09 · Model A · 63 years left | 132 sqm | S$570,000 | S$4,318 psm |
| Nov 2021 | Blk 126 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 110 sqm | S$475,000 | S$4,318 psm |
Showing 16 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 126 · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 126 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 126 · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 126 · 5 ROOM | S$3,000 | — |
| Aug 2021 | Blk 126 · 5 ROOM | S$2,150 | — |
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$717,210 | S$791,858 | S$857,597 | S$872,595 |
| 10 years | 47 years | S$681,082 | S$830,236 | S$973,809 | S$1,008,168 |
| 20 years | 37 years | S$598,744 | S$889,702 | S$1,224,023 | S$1,311,922 |
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.