Blk 518A Tampines Ctrl 7
Project page · 99-year lease from 2008
Based on 33 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 515B | 10 TO 12 | 108 sqm | S$1,052,000 | S$9,741 psm | ×1.000 | S$9,741 psm |
| Oct 2026 | Blk 518C | 04 TO 06 | 107 sqm | S$935,000 | S$8,738 psm | ×1.000 | S$8,738 psm |
| Oct 2026 | Blk 518C | 07 TO 09 | 113 sqm | S$1,020,000 | S$9,027 psm | ×1.000 | S$9,027 psm |
| Oct 2026 | Blk 518B | 04 TO 06 | 109 sqm | S$978,888 | S$8,981 psm | ×1.000 | S$8,981 psm |
| Oct 2026 | Blk 515A | 07 TO 09 | 109 sqm | S$1,050,000 | S$9,633 psm | ×1.000 | S$9,633 psm |
| Aug 2026 | Blk 518D | 13 TO 15 | 109 sqm | S$990,000 | S$9,083 psm | ×1.000 | S$9,083 psm |
| Aug 2026 | Blk 524A | 04 TO 06 | 113 sqm | S$940,000 | S$8,319 psm | ×1.000 | S$8,319 psm |
| Jul 2026 | Blk 515A | 16 TO 18 | 109 sqm | S$1,068,888 | S$9,806 psm | ×1.000 | S$9,806 psm |
| Jul 2026 | Blk 523C | 07 TO 09 | 113 sqm | S$978,888 | S$8,663 psm | ×1.000 | S$8,663 psm |
| Jul 2026 | Blk 524A | 10 TO 12 | 113 sqm | S$995,888 | S$8,813 psm | ×1.000 | S$8,813 psm |
| Jul 2026 | Blk 522B | 07 TO 09 | 113 sqm | S$1,000,000 | S$8,850 psm | ×1.000 | S$8,850 psm |
| Jun 2026 | Blk 524A | 07 TO 09 | 113 sqm | S$978,000 | S$8,655 psm | ×1.000 | S$8,655 psm |
| Jun 2026 | Blk 522B | 04 TO 06 | 113 sqm | S$950,000 | S$8,407 psm | ×1.000 | S$8,407 psm |
| May 2026 | Blk 524A | 16 TO 18 | 113 sqm | S$1,030,000 | S$9,115 psm | ×1.000 | S$9,115 psm |
| May 2026 | Blk 515B | 04 TO 06 | 107 sqm | S$955,000 | S$8,925 psm | ×1.000 | S$8,925 psm |
| May 2026 | Blk 515D | 16 TO 18 | 109 sqm | S$1,050,000 | S$9,633 psm | ×1.000 | S$9,633 psm |
| Apr 2026 | Blk 515C | 07 TO 09 | 107 sqm | S$958,000 | S$8,953 psm | ×1.000 | S$8,953 psm |
| Apr 2026 | Blk 515B | 10 TO 12 | 114 sqm | S$1,060,000 | S$9,298 psm | ×1.000 | S$9,298 psm |
| Apr 2026 | Blk 522B | 10 TO 12 | 113 sqm | S$990,000 | S$8,761 psm | ×1.000 | S$8,761 psm |
| Mar 2026 | Blk 522B | 04 TO 06 | 113 sqm | S$923,000 | S$8,168 psm | ×0.997 | S$8,144 psm |
| Mar 2026 | Blk 515A | 01 TO 03 | 110 sqm | S$935,000 | S$8,500 psm | ×0.997 | S$8,475 psm |
| Feb 2026 | Blk 522B | 10 TO 12 | 113 sqm | S$999,000 | S$8,841 psm | ×0.997 | S$8,815 psm |
| Feb 2026 | Blk 518C | 10 TO 12 | 107 sqm | S$936,000 | S$8,748 psm | ×0.997 | S$8,722 psm |
| Feb 2026 | Blk 524A | 04 TO 06 | 113 sqm | S$953,888 | S$8,441 psm | ×0.997 | S$8,417 psm |
| Jan 2026 | Blk 522B | 13 TO 15 | 113 sqm | S$982,000 | S$8,690 psm | ×0.997 | S$8,665 psm |
| Jan 2026 | Blk 518D | 16 TO 18 | 110 sqm | S$1,010,000 | S$9,182 psm | ×0.997 | S$9,155 psm |
| Jan 2026 | Blk 515C | 16 TO 18 | 109 sqm | S$1,050,000 | S$9,633 psm | ×0.997 | S$9,605 psm |
| Dec 2025 | Blk 522B | 10 TO 12 | 113 sqm | S$970,000 | S$8,584 psm | ×0.996 | S$8,550 psm |
| Dec 2025 | Blk 518A | 04 TO 06 | 110 sqm | S$968,000 | S$8,800 psm | ×0.996 | S$8,765 psm |
| Dec 2025 | Blk 522B | 01 TO 03 | 113 sqm | S$918,888 | S$8,132 psm | ×0.996 | S$8,100 psm |
| Dec 2025 | Blk 522C | 16 TO 18 | 113 sqm | S$1,020,000 | S$9,027 psm | ×0.996 | S$8,991 psm |
| Nov 2025 | Blk 515A | 16 TO 18 | 110 sqm | S$1,065,000 | S$9,682 psm | ×0.996 | S$9,644 psm |
| Nov 2025 | Blk 523A | 13 TO 15 | 113 sqm | S$958,000 | S$8,478 psm | ×0.996 | S$8,445 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.
4.76% gross yield
S$46,200 of rent a year against the estimate above · 0.4 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$969,609?
Buying: Stamp duty on S$969,609 · Cash and CPF needed on S$969,609 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$969,609.
Each opens with this figure filled in; change anything there.
Primary schools near 518a 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 · 264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 644 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 726 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 812 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 893 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gongshang Primary School · 1,115 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,185 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,404 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,404 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 518A · 4 ROOM · 07 TO 09 · DBSS · 82 years left | 92 sqm | S$850,000 | S$9,239 psm |
| May 2026 | Blk 518A · 4 ROOM · 13 TO 15 · DBSS · 82 years left | 92 sqm | S$845,000 | S$9,185 psm |
| Jan 2026 | Blk 518A · 4 ROOM · 16 TO 18 · DBSS · 82 years left | 92 sqm | S$840,000 | S$9,130 psm |
| Dec 2025 | Blk 518A · 5 ROOM · 04 TO 06 · DBSS · 82 years left | 110 sqm | S$968,000 | S$8,800 psm |
| Aug 2025 | Blk 518A · 5 ROOM · 07 TO 09 · DBSS · 82 years left | 110 sqm | S$985,000 | S$8,955 psm |
| Aug 2024 | Blk 518A · 5 ROOM · 16 TO 18 · DBSS · 83 years left | 109 sqm | S$970,000 | S$8,899 psm |
| Apr 2024 | Blk 518A · 5 ROOM · 10 TO 12 · DBSS · 84 years left excluded: outlier | 109 sqm | S$800,000 | S$7,339 psm |
| Feb 2024 | Blk 518A · 4 ROOM · 13 TO 15 · DBSS · 84 years left | 92 sqm | S$802,000 | S$8,717 psm |
| Sept 2023 | Blk 518A · 5 ROOM · 07 TO 09 · DBSS · 84 years left | 109 sqm | S$925,000 | S$8,486 psm |
| Jan 2023 | Blk 518A · 4 ROOM · 04 TO 06 · DBSS · 85 years left | 92 sqm | S$758,888 | S$8,249 psm |
| Sept 2022 | Blk 518A · 5 ROOM · 01 TO 03 · DBSS · 85 years left | 110 sqm | S$790,000 | S$7,182 psm |
| Nov 2021 | Blk 518A · 5 ROOM · 01 TO 03 · DBSS · 86 years left excluded: outlier | 105 sqm | S$630,000 | S$6,000 psm |
Showing 12 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 518A · 5 ROOM | S$4,000 | — |
| May 2026 | Blk 518A · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 518A · 5 ROOM | S$3,700 | — |
| May 2025 | Blk 518A · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 518A · 5 ROOM | S$3,700 | — |
| Aug 2022 | Blk 518A · 5 ROOM | S$3,900 | — |
| Apr 2022 | Blk 518A · 5 ROOM | S$2,800 | — |
| Jun 2021 | Blk 518A · 5 ROOM | S$2,900 | — |
| Apr 2021 | Blk 518A · 5 ROOM | S$2,250 | — |
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$906,261 | S$1,000,585 | S$1,083,653 | S$1,102,605 |
| 10 years | 70 years | S$855,282 | S$1,042,584 | S$1,222,878 | S$1,266,026 |
| 20 years | 60 years | S$794,860 | S$1,181,121 | S$1,624,946 | S$1,741,637 |
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.