Blk 161 Tampines St 12
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| 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.
6.02% gross yield
S$40,800 of rent a year against the estimate above · 1.04 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$677,329?
Buying: Stamp duty on S$677,329 · Cash and CPF needed on S$677,329 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$677,329.
Each opens with this figure filled in; change anything there.
Primary schools near 161 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 · 104 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 457 m · no 2025 Phase 2C ballot
- Yumin Primary School · 457 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 680 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Gongshang Primary School · 806 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 892 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,156 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,215 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,358 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,660 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,726 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 161 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 74 sqm | S$550,000 | S$7,432 psm |
| Mar 2026 | Blk 161 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 106 sqm | S$668,000 | S$6,302 psm |
| Jan 2026 | Blk 161 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 103 sqm | S$668,000 | S$6,485 psm |
| Nov 2025 | Blk 161 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 105 sqm | S$680,000 | S$6,476 psm |
| Sept 2025 | Blk 161 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 105 sqm | S$670,000 | S$6,381 psm |
| Oct 2024 | Blk 161 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$490,000 | S$6,622 psm |
| Sept 2024 | Blk 161 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$480,000 | S$6,486 psm |
| Jul 2024 | Blk 161 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 106 sqm | S$685,000 | S$6,462 psm |
| Apr 2024 | Blk 161 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 106 sqm | S$618,000 | S$5,830 psm |
| Feb 2024 | Blk 161 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 103 sqm | S$590,000 | S$5,728 psm |
| Feb 2023 | Blk 161 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 106 sqm | S$595,000 | S$5,613 psm |
| Sept 2022 | Blk 161 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Jun 2022 | Blk 161 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 113 sqm | S$610,000 | S$5,398 psm |
| Jun 2022 | Blk 161 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 105 sqm | S$575,000 | S$5,476 psm |
| Feb 2022 | Blk 161 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$480,000 | S$4,660 psm |
| Dec 2021 | Blk 161 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$390,000 | S$5,270 psm |
| Nov 2021 | Blk 161 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 113 sqm | S$575,000 | S$5,089 psm |
| Nov 2021 | Blk 161 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$385,000 | S$5,203 psm |
Showing 18 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 161 · 4 ROOM | S$3,500 | — |
| Aug 2026 | Blk 161 · 3 ROOM | S$3,200 | — |
| Aug 2026 | Blk 161 · 4 ROOM | S$2,700 | — |
| May 2026 | Blk 161 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 161 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 161 · 4 ROOM | S$3,650 | — |
| Nov 2025 | Blk 161 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 161 · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 161 · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 161 · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 161 · 3 ROOM | S$2,200 | — |
| Apr 2025 | Blk 161 · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 161 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 161 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 161 · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 161 · 3 ROOM | S$2,850 | — |
| Oct 2024 | Blk 161 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 161 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 161 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 161 · 4 ROOM | S$3,600 | — |
| Mar 2024 | Blk 161 · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 161 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 161 · 4 ROOM | S$4,150 | — |
| Sept 2023 | Blk 161 · 3 ROOM | S$3,600 | — |
| Aug 2023 | Blk 161 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 161 · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 161 · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 161 · 4 ROOM | S$4,000 | — |
| Apr 2023 | Blk 161 · 3 ROOM | S$1,600 | — |
| Mar 2023 | Blk 161 · 3 ROOM | S$3,000 | — |
| Jan 2023 | Blk 161 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 161 · 3 ROOM | S$2,300 | — |
| Jun 2022 | Blk 161 · 4 ROOM | S$2,250 | — |
| Mar 2022 | Blk 161 · 4 ROOM | S$2,300 | — |
| Mar 2022 | Blk 161 · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 161 · 4 ROOM | S$3,200 | — |
| Oct 2021 | Blk 161 · 4 ROOM | S$2,250 | — |
| Jul 2021 | Blk 161 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 161 · 4 ROOM | S$2,400 | — |
| May 2021 | Blk 161 · 4 ROOM | S$2,250 | — |
| May 2021 | Blk 161 · 3 ROOM | S$1,600 | — |
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$646,575 | S$713,871 | S$773,136 | S$786,658 |
| 10 years | 46 years | S$614,006 | S$748,470 | S$877,903 | S$908,879 |
| 20 years | 36 years | S$539,777 | S$802,080 | S$1,103,475 | S$1,182,718 |
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.