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HDB · 521149

Blk 149 Tampines St 12

Project page · 99-year lease from 1984

Indicative value range
S$1,035,078 – S$1,065,003
Indicative mid S$1,048,889 · S$6,993 psm

Based on 11 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 15604 TO 06150 sqmS$1,070,000S$7,133 psm×1.000S$7,133 psm
Aug 2026Blk 15110 TO 12150 sqmS$1,048,888S$6,993 psm×1.000S$6,993 psm
May 2026Blk 15104 TO 06150 sqmS$1,038,000S$6,920 psm×1.000S$6,920 psm
Apr 2026Blk 15104 TO 06150 sqmS$1,050,000S$7,000 psm×1.000S$7,000 psm
Feb 2026Blk 15610 TO 12156 sqmS$1,060,000S$6,795 psm×0.997S$6,775 psm
Jan 2026Blk 15101 TO 03142 sqmS$980,000S$6,901 psm×0.997S$6,881 psm
Dec 2025Blk 15610 TO 12148 sqmS$1,038,888S$7,020 psm×0.996S$6,992 psm
Dec 2025Blk 15104 TO 06148 sqmS$1,050,000S$7,095 psm×0.996S$7,067 psm
Dec 2025Blk 15107 TO 09148 sqmS$1,100,000S$7,432 psm×0.996S$7,403 psm
Nov 2025Blk 14907 TO 09150 sqmS$970,000S$6,467 psm×0.996S$6,441 psm
Nov 2025Blk 15604 TO 06150 sqmS$1,100,000S$7,333 psm×0.996S$7,305 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.

5.15% gross yield

S$54,000 of rent a year against the estimate above · 0.65 points above flats like it

Homes like this rent for about S$4,500 a month, the middle of 6 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

ApprovedBlockFlatRent a month
Aug 2026149EXECUTIVES$4,000
Jun 2026149EXECUTIVES$4,000
May 2026149EXECUTIVES$4,800
Feb 2026149EXECUTIVES$4,500
Feb 2026156EXECUTIVES$4,500
Jan 2026151EXECUTIVES$4,600

median of 6 HDB rental approvals for EXECUTIVE on Tampines St 12 since 2025-10.

Buying or selling at S$1,048,889?

Buying: Stamp duty on S$1,048,889 · Cash and CPF needed on S$1,048,889 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,048,889.

Each opens with this figure filled in; change anything there.

Primary schools near 149 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 149 · EXECUTIVE · 07 TO 09 · Maisonette · 58 years left
150 sqmS$970,000S$6,467 psm
Mar 2025
Blk 149 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left
142 sqmS$968,000S$6,817 psm
Feb 2025
Blk 149 · EXECUTIVE · 01 TO 03 · Maisonette · 59 years left
150 sqmS$960,000S$6,400 psm
Jul 2024
Blk 149 · EXECUTIVE · 07 TO 09 · Apartment · 59 years left
148 sqmS$980,000S$6,622 psm
Oct 2023
Blk 149 · EXECUTIVE · 07 TO 09 · Maisonette · 60 years left
150 sqmS$940,000S$6,267 psm
Oct 2023
Blk 149 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left
142 sqmS$940,000S$6,620 psm
Oct 2022
Blk 149 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left
150 sqmS$930,000S$6,200 psm
Oct 2022
Blk 149 · EXECUTIVE · 04 TO 06 · Apartment · 61 years left
142 sqmS$915,000S$6,444 psm
Aug 2022
Blk 149 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left
150 sqmS$900,000S$6,000 psm
Jun 2022
Blk 149 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left
150 sqmS$920,000S$6,133 psm
Feb 2022
Blk 149 · EXECUTIVE · 10 TO 12 · Apartment · 62 years left
150 sqmS$885,000S$5,900 psm
Jan 2022
Blk 149 · EXECUTIVE · 07 TO 09 · Apartment · 62 years left
142 sqmS$945,000S$6,655 psm
Oct 2021
Blk 149 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left
150 sqmS$860,000S$5,733 psm
See more

Showing 13 of 74.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$1,001,265S$1,105,477S$1,197,253S$1,218,192
10 years46 yearsS$950,829S$1,159,055S$1,359,491S$1,407,459
20 years36 yearsS$835,880S$1,242,074S$1,708,804S$1,831,517

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.