Blk 145 Tampines St 12
Project page · 99-year lease from 1984
Based on 24 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 140 | 07 TO 09 | 91 sqm | S$570,000 | S$6,264 psm | ×1.000 | S$6,264 psm |
| Sept 2026 | Blk 157 | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Jul 2026 | Blk 160 | 10 TO 12 | 98 sqm | S$636,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Jul 2026 | Blk 140 | 07 TO 09 | 91 sqm | S$570,000 | S$6,264 psm | ×1.000 | S$6,264 psm |
| Jul 2026 | Blk 158 | 01 TO 03 | 91 sqm | S$575,000 | S$6,319 psm | ×1.000 | S$6,319 psm |
| Jul 2026 | Blk 164 | 07 TO 09 | 106 sqm | S$663,000 | S$6,255 psm | ×1.000 | S$6,255 psm |
| Jul 2026 | Blk 145 | 04 TO 06 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Jul 2026 | Blk 163 | 10 TO 12 | 103 sqm | S$660,000 | S$6,408 psm | ×1.000 | S$6,408 psm |
| Jun 2026 | Blk 141 | 01 TO 03 | 107 sqm | S$630,000 | S$5,888 psm | ×1.000 | S$5,888 psm |
| Jun 2026 | Blk 140 | 04 TO 06 | 93 sqm | S$570,000 | S$6,129 psm | ×1.000 | S$6,129 psm |
| Jun 2026 | Blk 159 | 01 TO 03 | 91 sqm | S$611,000 | S$6,714 psm | ×1.000 | S$6,714 psm |
| Jun 2026 | Blk 160 | 04 TO 06 | 98 sqm | S$680,000 | S$6,939 psm | ×1.000 | S$6,939 psm |
| May 2026 | Blk 141 | 10 TO 12 | 106 sqm | S$638,888 | S$6,027 psm | ×1.000 | S$6,027 psm |
| May 2026 | Blk 141 | 10 TO 12 | 103 sqm | S$625,000 | S$6,068 psm | ×1.000 | S$6,068 psm |
| Mar 2026 | Blk 159 | 07 TO 09 | 91 sqm | S$655,000 | S$7,198 psm | ×0.997 | S$7,177 psm |
| Mar 2026 | Blk 161 | 04 TO 06 | 106 sqm | S$668,000 | S$6,302 psm | ×0.997 | S$6,283 psm |
| Jan 2026 | Blk 161 | 04 TO 06 | 103 sqm | S$668,000 | S$6,485 psm | ×0.997 | S$6,466 psm |
| Jan 2026 | Blk 145 | 01 TO 03 | 103 sqm | S$615,000 | S$5,971 psm | ×0.997 | S$5,953 psm |
| Jan 2026 | Blk 141 | 04 TO 06 | 103 sqm | S$620,000 | S$6,019 psm | ×0.997 | S$6,002 psm |
| Dec 2025 | Blk 163 | 04 TO 06 | 107 sqm | S$655,000 | S$6,122 psm | ×0.996 | S$6,097 psm |
| Dec 2025 | Blk 150 | 04 TO 06 | 103 sqm | S$680,000 | S$6,602 psm | ×0.996 | S$6,576 psm |
| Dec 2025 | Blk 144 | 07 TO 09 | 106 sqm | S$648,000 | S$6,113 psm | ×0.996 | S$6,089 psm |
| Nov 2025 | Blk 158 | 07 TO 09 | 91 sqm | S$660,000 | S$7,253 psm | ×0.996 | S$7,224 psm |
| Nov 2025 | Blk 161 | 04 TO 06 | 105 sqm | S$680,000 | S$6,476 psm | ×0.996 | S$6,451 psm |
How accurate is this estimate for Tampines St 12?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Tampines St 12 since.
- Median error
- 4.2%
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.
6.23% gross yield
S$40,800 of rent a year against the estimate above · 0.83 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 48 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Sept 2026 | 159 | 4 ROOM | S$3,500 |
| Sept 2026 | 161 | 4 ROOM | S$3,500 |
| Sept 2026 | 164 | 4 ROOM | S$3,500 |
| Sept 2026 | 158 | 4 ROOM | S$3,500 |
| Sept 2026 | 144 | 4 ROOM | S$3,050 |
| Aug 2026 | 160 | 4 ROOM | S$3,550 |
| Aug 2026 | 145 | 4 ROOM | S$3,100 |
| Aug 2026 | 161 | 4 ROOM | S$2,700 |
median of 48 HDB rental approvals for 4 ROOM on Tampines St 12 since 2025-10.
Buying or selling at S$655,303?
Buying: Stamp duty on S$655,303 · Cash and CPF needed on S$655,303 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,303.
Each opens with this figure filled in; change anything there.
Primary schools near 145 Tampines St 12
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 · 19 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 394 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 631 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 738 m · no 2025 Phase 2C ballot
- Yumin Primary School · 738 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,035 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Poi Ching School · 1,262 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,275 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,366 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,482 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- East Spring Primary School · 1,999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 145 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 104 sqm | S$675,000 | S$6,490 psm |
| Jan 2026 | Blk 145 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 103 sqm | S$615,000 | S$5,971 psm |
| Jul 2025 | Blk 145 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 78 sqm | S$510,000 | S$6,538 psm |
| May 2025 | Blk 145 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Mar 2025 | Blk 145 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$616,888 | S$5,989 psm |
| Jan 2024 | Blk 145 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$438,000 | S$5,919 psm |
| Jul 2023 | Blk 145 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$442,500 | S$5,980 psm |
| Jul 2023 | Blk 145 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Mar 2023 | Blk 145 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 106 sqm | S$570,000 | S$5,377 psm |
| Jan 2023 | Blk 145 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$587,000 | S$5,699 psm |
| Oct 2022 | Blk 145 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 106 sqm | S$535,000 | S$5,047 psm |
| Aug 2022 | Blk 145 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 106 sqm | S$565,000 | S$5,330 psm |
| May 2022 | Blk 145 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$407,000 | S$5,500 psm |
| Oct 2021 | Blk 145 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 103 sqm | S$510,000 | S$4,951 psm |
Showing 14 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 145 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 145 · 4 ROOM | S$3,100 | — |
| Mar 2026 | Blk 145 · 4 ROOM | S$2,500 | — |
| Feb 2026 | Blk 145 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 145 · 3 ROOM | S$2,950 | — |
| Jan 2026 | Blk 145 · 3 ROOM | S$2,500 | — |
| Jan 2026 | Blk 145 · 3 ROOM | S$2,400 | — |
| Nov 2025 | Blk 145 · 4 ROOM | S$3,450 | — |
| Oct 2025 | Blk 145 · 3 ROOM | S$2,750 | — |
| Sept 2025 | Blk 145 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 145 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 145 · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 145 · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 145 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 145 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 145 · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 145 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 145 · 4 ROOM | S$2,800 | — |
| Jan 2024 | Blk 145 · 3 ROOM | S$3,600 | — |
| Jan 2024 | Blk 145 · 3 ROOM | S$2,100 | — |
| Dec 2023 | Blk 145 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 145 · 4 ROOM | S$3,350 | — |
| Sept 2023 | Blk 145 · 3 ROOM | S$2,700 | — |
| Sept 2023 | Blk 145 · 3 ROOM | S$2,650 | — |
| Aug 2023 | Blk 145 · 3 ROOM | S$3,100 | — |
| Apr 2023 | Blk 145 · 4 ROOM | S$2,200 | — |
| Feb 2023 | Blk 145 · 3 ROOM | S$3,600 | — |
| Feb 2023 | Blk 145 · 4 ROOM | S$3,200 | — |
| Aug 2022 | Blk 145 · 4 ROOM | S$2,300 | — |
| Mar 2022 | Blk 145 · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 145 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 145 · 3 ROOM | S$1,600 | — |
| Nov 2021 | Blk 145 · 4 ROOM | S$2,250 | — |
| Nov 2021 | Blk 145 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 145 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 145 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 145 · 4 ROOM | S$2,250 | — |
| Feb 2021 | Blk 145 · 4 ROOM | S$1,650 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$625,550 | S$690,657 | S$747,995 | S$761,077 |
| 10 years | 46 years | S$594,039 | S$724,131 | S$849,355 | S$879,323 |
| 20 years | 36 years | S$522,224 | S$775,997 | S$1,067,591 | S$1,144,257 |
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.