Blk 515A Tampines Ctrl 7
Project page · 99-year lease from 2008
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 515A | 07 TO 09 | 109 sqm | S$1,050,000 | S$9,633 psm | ×1.000 | S$9,633 psm |
| Jul 2026 | Blk 515A | 16 TO 18 | 109 sqm | S$1,068,888 | S$9,806 psm | ×1.000 | S$9,806 psm |
| Mar 2026 | Blk 515A | 01 TO 03 | 110 sqm | S$935,000 | S$8,500 psm | ×0.997 | S$8,475 psm |
| Nov 2025 | Blk 515A | 16 TO 18 | 110 sqm | S$1,065,000 | S$9,682 psm | ×0.996 | S$9,644 psm |
How accurate is this estimate for Tampines Ctrl 7?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 68 sales in Tampines Ctrl 7 since.
- Median error
- 2.1%
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.
4.40% gross yield
S$46,200 of rent a year against the estimate above · 0.04 points above flats like it
Homes like this rent for about S$3,850 a month, the middle of 40 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 515C | 5 ROOM | S$4,000 |
| Aug 2026 | 518B | 5 ROOM | S$3,950 |
| Aug 2026 | 524A | 5 ROOM | S$3,700 |
| Jul 2026 | 518A | 5 ROOM | S$4,000 |
| Jul 2026 | 515D | 5 ROOM | S$4,000 |
| Jul 2026 | 515A | 5 ROOM | S$3,900 |
| Jul 2026 | 515C | 5 ROOM | S$3,850 |
| Jul 2026 | 518D | 5 ROOM | S$3,800 |
median of 40 HDB rental approvals for 5 ROOM on Tampines Ctrl 7 since 2025-10.
Buying or selling at S$1,050,586?
Buying: Stamp duty on S$1,050,586 · Cash and CPF needed on S$1,050,586 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,050,586.
Each opens with this figure filled in; change anything there.
Primary schools near 515a Tampines Ctrl 7
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
- Poi Ching School · 242 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 706 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 864 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 959 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,164 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,430 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,430 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 515A · 5 ROOM · 07 TO 09 · DBSS · 81 years left | 109 sqm | S$1,050,000 | S$9,633 psm |
| Jul 2026 | Blk 515A · 5 ROOM · 16 TO 18 · DBSS · 82 years left | 109 sqm | S$1,068,888 | S$9,806 psm |
| Mar 2026 | Blk 515A · 5 ROOM · 01 TO 03 · DBSS · 82 years left | 110 sqm | S$935,000 | S$8,500 psm |
| Nov 2025 | Blk 515A · 5 ROOM · 16 TO 18 · DBSS · 82 years left | 110 sqm | S$1,065,000 | S$9,682 psm |
| Aug 2025 | Blk 515A · 5 ROOM · 16 TO 18 · DBSS · 82 years left | 109 sqm | S$1,008,000 | S$9,248 psm |
| Aug 2025 | Blk 515A · 4 ROOM · 10 TO 12 · DBSS · 82 years left | 92 sqm | S$850,888 | S$9,249 psm |
| Jul 2025 | Blk 515A · 5 ROOM · 10 TO 12 · DBSS · 83 years left | 110 sqm | S$978,888 | S$8,899 psm |
| Jun 2025 | Blk 515A · 2 ROOM · 01 TO 03 · DBSS · 83 years left | 50 sqm | S$435,000 | S$8,700 psm |
| Nov 2024 | Blk 515A · 5 ROOM · 10 TO 12 · DBSS · 83 years left | 109 sqm | S$955,000 | S$8,761 psm |
| Mar 2024 | Blk 515A · 5 ROOM · 13 TO 15 · DBSS · 84 years left | 110 sqm | S$935,000 | S$8,500 psm |
| Dec 2023 | Blk 515A · 4 ROOM · 13 TO 15 · DBSS · 84 years left | 92 sqm | S$768,888 | S$8,357 psm |
| Nov 2023 | Blk 515A · 5 ROOM · 13 TO 15 · DBSS · 84 years left | 109 sqm | S$936,888 | S$8,595 psm |
| Aug 2022 | Blk 515A · 4 ROOM · 04 TO 06 · DBSS · 85 years left | 92 sqm | S$660,000 | S$7,174 psm |
Showing 13 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 515A · 5 ROOM | S$3,900 | — |
| Apr 2026 | Blk 515A · 5 ROOM | S$3,300 | — |
| Mar 2026 | Blk 515A · 5 ROOM | S$4,200 | — |
| Jan 2026 | Blk 515A · 5 ROOM | S$3,600 | — |
| Dec 2025 | Blk 515A · 4 ROOM | S$3,100 | — |
| Jul 2025 | Blk 515A · 5 ROOM | S$3,800 | — |
| Jan 2025 | Blk 515A · 5 ROOM | S$3,600 | — |
| Apr 2024 | Blk 515A · 5 ROOM | S$4,200 | — |
| Feb 2024 | Blk 515A · 4 ROOM | S$3,100 | — |
| Dec 2023 | Blk 515A · 5 ROOM | S$3,900 | — |
| Sept 2023 | Blk 515A · 5 ROOM | S$4,100 | — |
| Aug 2023 | Blk 515A · 5 ROOM | S$4,400 | — |
| Apr 2023 | Blk 515A · 5 ROOM | S$4,200 | — |
| Jan 2023 | Blk 515A · 5 ROOM | S$3,800 | — |
| Oct 2022 | Blk 515A · 5 ROOM | S$3,800 | — |
| Jun 2022 | Blk 515A · 5 ROOM | S$3,100 | — |
| Aug 2021 | Blk 515A · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 515A · 5 ROOM | S$3,000 | — |
| Feb 2021 | Blk 515A · 5 ROOM | 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 80 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 | 75 years | S$981,947 | S$1,084,148 | S$1,174,154 | S$1,194,688 |
| 10 years | 70 years | S$926,710 | S$1,129,654 | S$1,325,006 | S$1,371,757 |
| 20 years | 60 years | S$861,243 | S$1,279,761 | S$1,760,653 | S$1,887,089 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.