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HDB · 521523

Blk 523A Tampines Ctrl 7

Project page · 99-year lease from 2015

Indicative value range
S$978,000 – S$1,030,000
Indicative mid S$996,053 · S$8,815 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 515B10 TO 12108 sqmS$1,052,000S$9,741 psm×1.000S$9,741 psm
Oct 2026Blk 518C04 TO 06107 sqmS$935,000S$8,738 psm×1.000S$8,738 psm
Oct 2026Blk 518C07 TO 09113 sqmS$1,020,000S$9,027 psm×1.000S$9,027 psm
Oct 2026Blk 518B04 TO 06109 sqmS$978,888S$8,981 psm×1.000S$8,981 psm
Oct 2026Blk 515A07 TO 09109 sqmS$1,050,000S$9,633 psm×1.000S$9,633 psm
Aug 2026Blk 518D13 TO 15109 sqmS$990,000S$9,083 psm×1.000S$9,083 psm
Aug 2026Blk 524A04 TO 06113 sqmS$940,000S$8,319 psm×1.000S$8,319 psm
Jul 2026Blk 515A16 TO 18109 sqmS$1,068,888S$9,806 psm×1.000S$9,806 psm
Jul 2026Blk 523C07 TO 09113 sqmS$978,888S$8,663 psm×1.000S$8,663 psm
Jul 2026Blk 524A10 TO 12113 sqmS$995,888S$8,813 psm×1.000S$8,813 psm
Jul 2026Blk 522B07 TO 09113 sqmS$1,000,000S$8,850 psm×1.000S$8,850 psm
Jun 2026Blk 524A07 TO 09113 sqmS$978,000S$8,655 psm×1.000S$8,655 psm
Jun 2026Blk 522B04 TO 06113 sqmS$950,000S$8,407 psm×1.000S$8,407 psm
May 2026Blk 524A16 TO 18113 sqmS$1,030,000S$9,115 psm×1.000S$9,115 psm
May 2026Blk 515B04 TO 06107 sqmS$955,000S$8,925 psm×1.000S$8,925 psm
May 2026Blk 515D16 TO 18109 sqmS$1,050,000S$9,633 psm×1.000S$9,633 psm
Apr 2026Blk 515C07 TO 09107 sqmS$958,000S$8,953 psm×1.000S$8,953 psm
Apr 2026Blk 515B10 TO 12114 sqmS$1,060,000S$9,298 psm×1.000S$9,298 psm
Apr 2026Blk 522B10 TO 12113 sqmS$990,000S$8,761 psm×1.000S$8,761 psm
Mar 2026Blk 522B04 TO 06113 sqmS$923,000S$8,168 psm×0.997S$8,144 psm
Mar 2026Blk 515A01 TO 03110 sqmS$935,000S$8,500 psm×0.997S$8,475 psm
Feb 2026Blk 522B10 TO 12113 sqmS$999,000S$8,841 psm×0.997S$8,815 psm
Feb 2026Blk 518C10 TO 12107 sqmS$936,000S$8,748 psm×0.997S$8,722 psm
Feb 2026Blk 524A04 TO 06113 sqmS$953,888S$8,441 psm×0.997S$8,417 psm
Jan 2026Blk 522B13 TO 15113 sqmS$982,000S$8,690 psm×0.997S$8,665 psm
Jan 2026Blk 518D16 TO 18110 sqmS$1,010,000S$9,182 psm×0.997S$9,155 psm
Jan 2026Blk 515C16 TO 18109 sqmS$1,050,000S$9,633 psm×0.997S$9,605 psm
Dec 2025Blk 522B10 TO 12113 sqmS$970,000S$8,584 psm×0.996S$8,550 psm
Dec 2025Blk 518A04 TO 06110 sqmS$968,000S$8,800 psm×0.996S$8,765 psm
Dec 2025Blk 522B01 TO 03113 sqmS$918,888S$8,132 psm×0.996S$8,100 psm
Dec 2025Blk 522C16 TO 18113 sqmS$1,020,000S$9,027 psm×0.996S$8,991 psm
Nov 2025Blk 515A16 TO 18110 sqmS$1,065,000S$9,682 psm×0.996S$9,644 psm
Nov 2025Blk 523A13 TO 15113 sqmS$958,000S$8,478 psm×0.996S$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.

4.64% gross yield

S$46,200 of rent a year against the estimate above · 0.28 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

ApprovedBlockFlatRent a month
Sept 2026515C5 ROOMS$4,000
Aug 2026518B5 ROOMS$3,950
Aug 2026524A5 ROOMS$3,700
Jul 2026518A5 ROOMS$4,000
Jul 2026515D5 ROOMS$4,000
Jul 2026515A5 ROOMS$3,900
Jul 2026515C5 ROOMS$3,850
Jul 2026518D5 ROOMS$3,800

median of 40 HDB rental approvals for 5 ROOM on Tampines Ctrl 7 since 2025-10.

Buying or selling at S$996,053?

Buying: Stamp duty on S$996,053 · Cash and CPF needed on S$996,053 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$996,053.

Each opens with this figure filled in; change anything there.

Primary schools near 523a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 523A · 4 ROOM · 13 TO 15 · Model A · 88 years left
93 sqmS$815,000S$8,763 psm
May 2026
Blk 523A · 4 ROOM · 01 TO 03 · Model A · 88 years left
excluded: outlier
93 sqmS$700,000S$7,527 psm
Nov 2025
Blk 523A · 5 ROOM · 13 TO 15 · Improved · 89 years left
113 sqmS$958,000S$8,478 psm
Nov 2025
Blk 523A · 4 ROOM · 04 TO 06 · Model A · 89 years left
93 sqmS$720,000S$7,742 psm
Nov 2025
Blk 523A · 4 ROOM · 04 TO 06 · Model A · 89 years left
93 sqmS$768,000S$8,258 psm
Oct 2025
Blk 523A · 5 ROOM · 04 TO 06 · Improved · 89 years left
113 sqmS$950,000S$8,407 psm
Oct 2025
Blk 523A · 4 ROOM · 04 TO 06 · Model A · 89 years left
93 sqmS$738,000S$7,935 psm
Sept 2025
Blk 523A · 5 ROOM · 07 TO 09 · Improved · 89 years left
113 sqmS$978,888S$8,663 psm
Jul 2025
Blk 523A · 5 ROOM · 13 TO 15 · Improved · 89 years left
113 sqmS$988,000S$8,743 psm
Jun 2025
Blk 523A · 5 ROOM · 07 TO 09 · Improved · 89 years left
113 sqmS$978,888S$8,663 psm
Jun 2025
Blk 523A · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$770,000S$8,280 psm
May 2025
Blk 523A · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$750,250S$8,067 psm
Mar 2025
Blk 523A · 4 ROOM · 07 TO 09 · Model A · 90 years left
93 sqmS$800,000S$8,602 psm
Mar 2025
Blk 523A · 4 ROOM · 10 TO 12 · Model A · 90 years left
93 sqmS$805,000S$8,656 psm
Feb 2025
Blk 523A · 4 ROOM · 04 TO 06 · Model A · 90 years left
93 sqmS$713,888S$7,676 psm
Jun 2024
Blk 523A · 4 ROOM · 01 TO 03 · Model A · 90 years left
93 sqmS$720,000S$7,742 psm
May 2024
Blk 523A · 4 ROOM · 01 TO 03 · Model A · 90 years left
excluded: outlier
93 sqmS$650,000S$6,989 psm
Feb 2024
Blk 523A · 4 ROOM · 10 TO 12 · Model A · 91 years left
93 sqmS$760,800S$8,181 psm
Oct 2023
Blk 523A · 5 ROOM · 16 TO 18 · Improved · 91 years left
113 sqmS$868,000S$7,681 psm
Jan 2023
Blk 523A · 5 ROOM · 10 TO 12 · Improved · 92 years left
113 sqmS$800,000S$7,080 psm
Nov 2021
Blk 523A · 5 ROOM · 04 TO 06 · Improved · 93 years left
113 sqmS$705,000S$6,239 psm
See more

Showing 21 of 50.

Sale prices as filed in caveats.

Where the lease takes this

About 87 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$935,215S$1,032,553S$1,118,275S$1,137,832
10 years77 yearsS$874,113S$1,065,539S$1,249,804S$1,293,901
20 years67 yearsS$791,374S$1,175,940S$1,617,819S$1,733,998

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.