Blk 156 Tampines St 12
Project page · 99-year lease from 1984
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 156 | 04 TO 06 | 150 sqm | S$1,070,000 | S$7,133 psm | ×1.000 | S$7,133 psm |
| Feb 2026 | Blk 156 | 10 TO 12 | 156 sqm | S$1,060,000 | S$6,795 psm | ×0.997 | S$6,775 psm |
| Dec 2025 | Blk 156 | 10 TO 12 | 148 sqm | S$1,038,888 | S$7,020 psm | ×0.996 | S$6,992 psm |
| Nov 2025 | Blk 156 | 04 TO 06 | 150 sqm | S$1,100,000 | S$7,333 psm | ×0.996 | S$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.
5.10% gross yield
S$54,000 of rent a year against the estimate above · 0.6 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 149 | EXECUTIVE | S$4,000 |
| Jun 2026 | 149 | EXECUTIVE | S$4,000 |
| May 2026 | 149 | EXECUTIVE | S$4,800 |
| Feb 2026 | 149 | EXECUTIVE | S$4,500 |
| Feb 2026 | 156 | EXECUTIVE | S$4,500 |
| Jan 2026 | 151 | EXECUTIVE | S$4,600 |
median of 6 HDB rental approvals for EXECUTIVE on Tampines St 12 since 2025-10.
Buying or selling at S$1,059,395?
Buying: Stamp duty on S$1,059,395 · Cash and CPF needed on S$1,059,395 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,059,395.
Each opens with this figure filled in; change anything there.
Primary schools near 156 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 · 124 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 547 m · no 2025 Phase 2C ballot
- Yumin Primary School · 547 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 680 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Gongshang Primary School · 688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 812 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,018 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Poi Ching School · 1,174 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,391 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,418 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,808 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,818 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 156 · EXECUTIVE · 10 TO 12 · Maisonette · 57 years left excluded: outlier | 150 sqm | S$1,150,888 | S$7,673 psm |
| Sept 2026 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 57 years left | 150 sqm | S$1,070,000 | S$7,133 psm |
| Mar 2026 | Blk 156 · EXECUTIVE · 07 TO 09 · Apartment · 58 years left excluded: outlier | 147 sqm | S$1,210,000 | S$8,231 psm |
| Feb 2026 | Blk 156 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 156 sqm | S$1,060,000 | S$6,795 psm |
| Dec 2025 | Blk 156 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 148 sqm | S$1,038,888 | S$7,020 psm |
| Nov 2025 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 150 sqm | S$1,100,000 | S$7,333 psm |
| May 2025 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 150 sqm | S$1,050,000 | S$7,000 psm |
| Jan 2025 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 150 sqm | S$1,108,888 | S$7,393 psm |
| Dec 2024 | Blk 156 · EXECUTIVE · 07 TO 09 · Apartment · 59 years left | 151 sqm | S$990,000 | S$6,556 psm |
| Sept 2024 | Blk 156 · EXECUTIVE · 01 TO 03 · Maisonette · 59 years left | 148 sqm | S$933,000 | S$6,304 psm |
| Apr 2024 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 156 sqm | S$1,020,000 | S$6,538 psm |
| Aug 2023 | Blk 156 · EXECUTIVE · 04 TO 06 · Apartment · 60 years left | 147 sqm | S$885,000 | S$6,020 psm |
| May 2023 | Blk 156 · EXECUTIVE · 07 TO 09 · Maisonette · 60 years left | 150 sqm | S$1,025,000 | S$6,833 psm |
| Mar 2023 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 148 sqm | S$938,000 | S$6,338 psm |
| Feb 2023 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 148 sqm | S$910,000 | S$6,149 psm |
| Nov 2022 | Blk 156 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 156 sqm | S$925,000 | S$5,929 psm |
| Jul 2022 | Blk 156 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 150 sqm | S$931,000 | S$6,207 psm |
| Dec 2021 | Blk 156 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 148 sqm | S$998,000 | S$6,743 psm |
| Dec 2021 | Blk 156 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 156 sqm | S$915,000 | S$5,865 psm |
Showing 19 of 74.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 156 · EXECUTIVE | S$4,500 | — |
| Aug 2025 | Blk 156 · EXECUTIVE | S$4,000 | — |
| Jun 2024 | Blk 156 · EXECUTIVE | S$3,000 | — |
| Jun 2023 | Blk 156 · EXECUTIVE | S$4,000 | — |
| Jun 2022 | Blk 156 · EXECUTIVE | S$2,200 | — |
| May 2022 | Blk 156 · EXECUTIVE | S$3,000 | — |
| Jul 2021 | Blk 156 · EXECUTIVE | S$2,500 | — |
| Jun 2021 | Blk 156 · 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 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$1,011,294 | S$1,116,550 | S$1,209,245 | S$1,230,393 |
| 10 years | 46 years | S$960,353 | S$1,170,665 | S$1,373,108 | S$1,421,557 |
| 20 years | 36 years | S$844,253 | S$1,254,515 | S$1,725,919 | S$1,849,862 |
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.