Blk 148 Tampines Ave 5
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 148 | 07 TO 09 | 150 sqm | S$995,000 | S$6,633 psm | ×1.000 | S$6,633 psm |
| Jul 2026 | Blk 148 | 07 TO 09 | 150 sqm | S$1,010,888 | S$6,739 psm | ×1.000 | S$6,739 psm |
| Jun 2026 | Blk 148 | 07 TO 09 | 150 sqm | S$1,008,888 | S$6,726 psm | ×1.000 | S$6,726 psm |
How accurate is this estimate for Tampines Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Tampines Ave 5 since.
- Median error
- 4.7%
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.
4.52% gross yield
S$45,600 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 19 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 |
|---|---|---|---|
| Sept 2026 | 146 | EXECUTIVE | S$3,500 |
| Aug 2026 | 148 | EXECUTIVE | S$4,200 |
| Jul 2026 | 940 | EXECUTIVE | S$4,100 |
| May 2026 | 146 | EXECUTIVE | S$4,500 |
| May 2026 | 146 | EXECUTIVE | S$4,000 |
| May 2026 | 940 | EXECUTIVE | S$3,800 |
| Apr 2026 | 941 | EXECUTIVE | S$4,200 |
| Apr 2026 | 938 | EXECUTIVE | S$3,500 |
median of 19 HDB rental approvals for EXECUTIVE on Tampines Ave 5 since 2025-10.
Buying or selling at S$1,008,888?
Buying: Stamp duty on S$1,008,888 · Cash and CPF needed on S$1,008,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,008,888.
Each opens with this figure filled in; change anything there.
Primary schools near 148 Tampines Ave 5
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 · 87 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 367 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 483 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 860 m · no 2025 Phase 2C ballot
- Yumin Primary School · 860 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 973 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,006 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,261 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,531 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,653 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,970 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 148 · EXECUTIVE · 07 TO 09 · Maisonette · 57 years left | 150 sqm | S$995,000 | S$6,633 psm |
| Jul 2026 | Blk 148 · EXECUTIVE · 07 TO 09 · Maisonette · 58 years left | 150 sqm | S$1,010,888 | S$6,739 psm |
| Jun 2026 | Blk 148 · EXECUTIVE · 07 TO 09 · Maisonette · 58 years left | 150 sqm | S$1,008,888 | S$6,726 psm |
| Aug 2025 | Blk 148 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left | 148 sqm | S$970,000 | S$6,554 psm |
| Jan 2025 | Blk 148 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left | 148 sqm | S$955,000 | S$6,453 psm |
| Sept 2024 | Blk 148 · EXECUTIVE · 07 TO 09 · Maisonette · 60 years left | 150 sqm | S$1,000,000 | S$6,667 psm |
| Jul 2024 | Blk 148 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$968,888 | S$6,459 psm |
| Feb 2024 | Blk 148 · EXECUTIVE · 01 TO 03 · Apartment · 60 years left | 142 sqm | S$885,000 | S$6,232 psm |
| Jan 2024 | Blk 148 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left | 142 sqm | S$905,000 | S$6,373 psm |
| Aug 2023 | Blk 148 · EXECUTIVE · 04 TO 06 · Apartment · 61 years left | 142 sqm | S$915,000 | S$6,444 psm |
| Mar 2023 | Blk 148 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 150 sqm | S$925,000 | S$6,167 psm |
| Nov 2022 | Blk 148 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 145 sqm | S$920,000 | S$6,345 psm |
| Sept 2022 | Blk 148 · EXECUTIVE · 04 TO 06 · Apartment · 62 years left | 142 sqm | S$909,808 | S$6,407 psm |
| Sept 2022 | Blk 148 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 150 sqm | S$902,000 | S$6,013 psm |
| Sept 2022 | Blk 148 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 142 sqm | S$865,000 | S$6,092 psm |
Showing 15 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 148 · EXECUTIVE | S$4,200 | — |
| Jan 2026 | Blk 148 · EXECUTIVE | S$3,600 | — |
| Oct 2025 | Blk 148 · EXECUTIVE | S$3,600 | — |
| Jul 2025 | Blk 148 · EXECUTIVE | S$4,550 | — |
| Feb 2025 | Blk 148 · EXECUTIVE | S$3,500 | — |
| Sept 2024 | Blk 148 · EXECUTIVE | S$3,800 | — |
| Aug 2024 | Blk 148 · EXECUTIVE | S$4,200 | — |
| Jul 2023 | Blk 148 · EXECUTIVE | S$4,900 | — |
| Mar 2023 | Blk 148 · EXECUTIVE | S$4,000 | — |
| Jan 2023 | Blk 148 · EXECUTIVE | S$3,500 | — |
| Mar 2022 | Blk 148 · EXECUTIVE | S$2,500 | — |
| Feb 2022 | Blk 148 · EXECUTIVE | S$2,600 | — |
| Oct 2021 | Blk 148 · EXECUTIVE | S$2,500 | — |
| Jul 2021 | Blk 148 · EXECUTIVE | S$2,500 | — |
| May 2021 | Blk 148 · EXECUTIVE | S$2,600 | — |
| Jan 2021 | Blk 148 · EXECUTIVE | S$2,500 | — |
| Jan 2021 | Blk 148 · EXECUTIVE | S$2,450 | — |
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$963,080 | S$1,063,319 | S$1,151,595 | S$1,171,735 |
| 10 years | 47 years | S$914,568 | S$1,114,853 | S$1,307,646 | S$1,353,784 |
| 20 years | 37 years | S$804,003 | S$1,194,706 | S$1,643,636 | S$1,761,670 |
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.