Blk 524A Tampines Ctrl 7
Project page · 99-year lease from 2015
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| 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 524A | 10 TO 12 | 113 sqm | S$995,888 | S$8,813 psm | ×1.000 | S$8,813 psm |
| Jun 2026 | Blk 524A | 07 TO 09 | 113 sqm | S$978,000 | S$8,655 psm | ×1.000 | S$8,655 psm |
| May 2026 | Blk 524A | 16 TO 18 | 113 sqm | S$1,030,000 | S$9,115 psm | ×1.000 | S$9,115 psm |
| Feb 2026 | Blk 524A | 04 TO 06 | 113 sqm | S$953,888 | S$8,441 psm | ×0.997 | S$8,417 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.
4.72% gross yield
S$46,200 of rent a year against the estimate above · 0.36 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$978,000?
Buying: Stamp duty on S$978,000 · Cash and CPF needed on S$978,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$978,000.
Each opens with this figure filled in; change anything there.
Primary schools near 524a 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 · 305 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 505 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,056 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,068 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,112 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongzheng Primary School · 1,451 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,451 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,903 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Meridian Primary School · 1,920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 524A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$822,000 | S$8,839 psm |
| Aug 2026 | Blk 524A · 5 ROOM · 04 TO 06 · Improved · 88 years left | 113 sqm | S$940,000 | S$8,319 psm |
| Jul 2026 | Blk 524A · 5 ROOM · 10 TO 12 · Improved · 88 years left | 113 sqm | S$995,888 | S$8,813 psm |
| Jun 2026 | Blk 524A · 5 ROOM · 07 TO 09 · Improved · 88 years left | 113 sqm | S$978,000 | S$8,655 psm |
| May 2026 | Blk 524A · 5 ROOM · 16 TO 18 · Improved · 88 years left | 113 sqm | S$1,030,000 | S$9,115 psm |
| Apr 2026 | Blk 524A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Feb 2026 | Blk 524A · 5 ROOM · 04 TO 06 · Improved · 89 years left | 113 sqm | S$953,888 | S$8,441 psm |
| Jan 2026 | Blk 524A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$792,000 | S$8,516 psm |
| Jan 2025 | Blk 524A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$818,000 | S$8,796 psm |
| Aug 2024 | Blk 524A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Jun 2024 | Blk 524A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Apr 2024 | Blk 524A · 5 ROOM · 16 TO 18 · Improved · 90 years left | 113 sqm | S$930,888 | S$8,238 psm |
| Mar 2024 | Blk 524A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Nov 2023 | Blk 524A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Sept 2023 | Blk 524A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$890,000 | S$7,876 psm |
| May 2023 | Blk 524A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$848,000 | S$7,504 psm |
| Apr 2023 | Blk 524A · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$866,000 | S$7,664 psm |
| Apr 2023 | Blk 524A · 5 ROOM · 01 TO 03 · Improved · 91 years left | 113 sqm | S$738,000 | S$6,531 psm |
| Mar 2023 | Blk 524A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$718,000 | S$7,720 psm |
| Nov 2022 | Blk 524A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Oct 2022 | Blk 524A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Sept 2022 | Blk 524A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$640,000 | S$6,882 psm |
| May 2022 | Blk 524A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$780,000 | S$6,903 psm |
| May 2022 | Blk 524A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$642,000 | S$6,903 psm |
| May 2022 | Blk 524A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Apr 2022 | Blk 524A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$586,000 | S$6,301 psm |
| Dec 2021 | Blk 524A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$738,000 | S$6,531 psm |
| Nov 2021 | Blk 524A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Nov 2021 | Blk 524A · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Nov 2021 | Blk 524A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$606,000 | S$6,516 psm |
Showing 30 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 524A · 5 ROOM | S$3,700 | — |
| Aug 2026 | Blk 524A · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 524A · 5 ROOM | S$4,000 | — |
| Apr 2026 | Blk 524A · 5 ROOM | S$4,100 | — |
| Mar 2026 | Blk 524A · 5 ROOM | S$4,100 | — |
| Feb 2026 | Blk 524A · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 524A · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 524A · 5 ROOM | S$3,500 | — |
| Aug 2025 | Blk 524A · 4 ROOM | S$3,700 | — |
| Jun 2025 | Blk 524A · 5 ROOM | S$4,000 | — |
| Feb 2025 | Blk 524A · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 524A · 4 ROOM | S$3,550 | — |
| Oct 2024 | Blk 524A · 4 ROOM | S$3,600 | — |
| Jun 2024 | Blk 524A · 5 ROOM | S$3,700 | — |
| Mar 2024 | Blk 524A · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 524A · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 524A · 5 ROOM | S$3,700 | — |
| Nov 2023 | Blk 524A · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 524A · 4 ROOM | S$4,100 | — |
| May 2023 | Blk 524A · 5 ROOM | S$4,000 | — |
| Oct 2022 | Blk 524A · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 524A · 5 ROOM | S$3,800 | — |
| Jun 2022 | Blk 524A · 5 ROOM | S$2,400 | — |
| Apr 2022 | Blk 524A · 4 ROOM | S$3,200 | — |
| Nov 2021 | Blk 524A · 5 ROOM | S$3,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$918,265 | S$1,013,839 | S$1,098,007 | S$1,117,210 |
| 10 years | 77 years | S$858,271 | S$1,046,227 | S$1,227,152 | S$1,270,450 |
| 20 years | 67 years | S$777,031 | S$1,154,627 | S$1,588,497 | S$1,702,571 |
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.