Blk 520A Tampines Ctrl 8
Project page · 99-year lease from 2014
Based on 7 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 519C | 04 TO 06 | 62 sqm | S$675,000 | S$10,887 psm | ×1.000 | S$10,887 psm |
| Oct 2026 | Blk 520A | 07 TO 09 | 61 sqm | S$680,000 | S$11,148 psm | ×1.000 | S$11,148 psm |
| Jul 2026 | Blk 520A | 04 TO 06 | 62 sqm | S$640,000 | S$10,323 psm | ×1.000 | S$10,323 psm |
| May 2026 | Blk 519C | 01 TO 03 | 62 sqm | S$650,000 | S$10,484 psm | ×1.000 | S$10,484 psm |
| Apr 2026 | Blk 520C | 04 TO 06 | 61 sqm | S$645,000 | S$10,574 psm | ×1.000 | S$10,574 psm |
| Mar 2026 | Blk 519C | 04 TO 06 | 62 sqm | S$668,000 | S$10,774 psm | ×0.997 | S$10,742 psm |
| Mar 2026 | Blk 520C | 04 TO 06 | 62 sqm | S$678,000 | S$10,935 psm | ×0.997 | S$10,903 psm |
How accurate is this estimate for Tampines Ctrl 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Tampines Ctrl 8 since.
- Median error
- 1.4%
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.
5.86% gross yield
S$38,400 of rent a year against the estimate above · 0.18 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 520C | 3 ROOM | S$3,100 |
| Aug 2026 | 520C | 3 ROOM | S$3,350 |
| Jun 2026 | 520C | 3 ROOM | S$2,700 |
| Dec 2025 | 519A | 3 ROOM | S$3,300 |
median of 4 HDB rental approvals for 3 ROOM on Tampines Ctrl 8 since 2025-10.
Buying or selling at S$655,287?
Buying: Stamp duty on S$655,287 · Cash and CPF needed on S$655,287 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$655,287.
Each opens with this figure filled in; change anything there.
Primary schools near 520a Tampines Ctrl 8
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 · 410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 654 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 774 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 779 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 944 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 964 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Tampines North Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongzheng Primary School · 1,280 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,280 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 520A · 3 ROOM · 07 TO 09 · DBSS · 87 years left | 61 sqm | S$680,000 | S$11,148 psm |
| Aug 2026 | Blk 520A · 4 ROOM · 01 TO 03 · DBSS · 87 years left excluded: outlier | 84 sqm | S$806,000 | S$9,595 psm |
| Jul 2026 | Blk 520A · 3 ROOM · 04 TO 06 · DBSS · 87 years left | 62 sqm | S$640,000 | S$10,323 psm |
| Feb 2026 | Blk 520A · 4 ROOM · 10 TO 12 · DBSS · 87 years left | 84 sqm | S$862,888 | S$10,272 psm |
| Sept 2025 | Blk 520A · 4 ROOM · 01 TO 03 · DBSS · 88 years left excluded: outlier | 84 sqm | S$780,000 | S$9,286 psm |
| Aug 2025 | Blk 520A · 3 ROOM · 10 TO 12 · DBSS · 88 years left | 61 sqm | S$688,000 | S$11,279 psm |
| Aug 2025 | Blk 520A · 3 ROOM · 10 TO 12 · DBSS · 88 years left | 61 sqm | S$670,000 | S$10,984 psm |
| Apr 2025 | Blk 520A · 3 ROOM · 13 TO 15 · DBSS · 88 years left | 62 sqm | S$680,000 | S$10,968 psm |
| Nov 2024 | Blk 520A · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 84 sqm | S$839,000 | S$9,988 psm |
| Sept 2024 | Blk 520A · 4 ROOM · 04 TO 06 · DBSS · 89 years left | 84 sqm | S$780,000 | S$9,286 psm |
| Jun 2024 | Blk 520A · 4 ROOM · 13 TO 15 · DBSS · 89 years left | 84 sqm | S$805,000 | S$9,583 psm |
| May 2024 | Blk 520A · 4 ROOM · 01 TO 03 · DBSS · 89 years left excluded: outlier | 84 sqm | S$725,000 | S$8,631 psm |
| Jun 2023 | Blk 520A · 3 ROOM · 16 TO 18 · DBSS · 90 years left | 62 sqm | S$580,000 | S$9,355 psm |
| Mar 2023 | Blk 520A · 4 ROOM · 10 TO 12 · DBSS · 90 years left | 84 sqm | S$738,000 | S$8,786 psm |
| Feb 2023 | Blk 520A · 4 ROOM · 10 TO 12 · DBSS · 90 years left | 84 sqm | S$790,000 | S$9,405 psm |
| Jan 2023 | Blk 520A · 4 ROOM · 04 TO 06 · DBSS · 91 years left | 84 sqm | S$700,000 | S$8,333 psm |
| Jan 2023 | Blk 520A · 3 ROOM · 13 TO 15 · DBSS · 91 years left | 61 sqm | S$571,000 | S$9,361 psm |
| Dec 2022 | Blk 520A · 3 ROOM · 04 TO 06 · DBSS · 91 years left | 61 sqm | S$518,000 | S$8,492 psm |
| Sept 2022 | Blk 520A · 4 ROOM · 10 TO 12 · DBSS · 91 years left | 84 sqm | S$742,000 | S$8,833 psm |
| Aug 2022 | Blk 520A · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 84 sqm | S$740,000 | S$8,810 psm |
| Jun 2022 | Blk 520A · 3 ROOM · 01 TO 03 · DBSS · 91 years left | 61 sqm | S$470,000 | S$7,705 psm |
| Mar 2022 | Blk 520A · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 84 sqm | S$696,000 | S$8,286 psm |
| Jan 2022 | Blk 520A · 3 ROOM · 07 TO 09 · DBSS · 92 years left | 62 sqm | S$515,000 | S$8,306 psm |
| Oct 2021 | Blk 520A · 3 ROOM · 13 TO 15 · DBSS · 92 years left | 61 sqm | S$517,000 | S$8,475 psm |
| Oct 2021 | Blk 520A · 3 ROOM · 04 TO 06 · DBSS · 92 years left | 61 sqm | S$490,000 | S$8,033 psm |
Showing 25 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 520A · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 520A · 4 ROOM | S$3,800 | — |
| Oct 2022 | Blk 520A · 3 ROOM | S$1,950 | — |
| Sept 2021 | Blk 520A · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 520A · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 520A · 4 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 86 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 | 81 years | S$615,263 | S$679,300 | S$735,695 | S$748,561 |
| 10 years | 76 years | S$575,065 | S$701,001 | S$822,225 | S$851,236 |
| 20 years | 66 years | S$520,632 | S$773,632 | S$1,064,337 | S$1,140,769 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.