Blk 609A Tampines Nth Dr 1
Project page · 99-year lease from 2020
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 609A | 10 TO 12 | 113 sqm | S$968,000 | S$8,566 psm | ×1.000 | S$8,566 psm |
| Sept 2026 | Blk 609A | 07 TO 09 | 113 sqm | S$933,000 | S$8,257 psm | ×1.000 | S$8,257 psm |
| Apr 2026 | Blk 609A | 01 TO 03 | 113 sqm | S$832,500 | S$7,367 psm | ×1.000 | S$7,367 psm |
| Mar 2026 | Blk 609A | 01 TO 03 | 113 sqm | S$840,000 | S$7,434 psm | ×0.997 | S$7,412 psm |
| Feb 2026 | Blk 609A | 01 TO 03 | 113 sqm | S$875,000 | S$7,743 psm | ×0.997 | S$7,721 psm |
| Dec 2025 | Blk 609A | 04 TO 06 | 113 sqm | S$895,000 | S$7,920 psm | ×0.996 | S$7,889 psm |
How accurate is this estimate for Tampines Nth Dr 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Tampines Nth Dr 1 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.
5.24% gross yield
S$46,200 of rent a year against the estimate above · 0.53 points below flats like it
Homes like this rent for about S$3,850 a month, the middle of 4 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jul 2026 | 609A | 5 ROOM | S$4,100 |
| Apr 2026 | 609B | 5 ROOM | S$3,600 |
| Mar 2026 | 608C | 5 ROOM | S$4,900 |
| Mar 2026 | 608A | 5 ROOM | S$3,400 |
median of 4 HDB rental approvals for 5 ROOM on Tampines Nth Dr 1 since 2025-10.
Buying or selling at S$881,951?
Buying: Stamp duty on S$881,951 · Cash and CPF needed on S$881,951 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$881,951.
Each opens with this figure filled in; change anything there.
Primary schools near 609a Tampines Nth Dr 1
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
- Angsana Primary School · 319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 570 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Meridian Primary School · 1,287 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,409 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,472 m · no 2025 Phase 2C ballot
- Park View Primary School · 1,507 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,577 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,579 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,663 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,729 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$933,000 | S$8,257 psm |
| Sept 2026 | Blk 609A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$968,000 | S$8,566 psm |
| Apr 2026 | Blk 609A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$832,500 | S$7,367 psm |
| Mar 2026 | Blk 609A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Feb 2026 | Blk 609A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Dec 2025 | Blk 609A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Oct 2025 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$930,388 | S$8,234 psm |
| Sept 2025 | Blk 609A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Aug 2025 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Aug 2025 | Blk 609A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$762,000 | S$8,194 psm |
| Jul 2025 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Jul 2025 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$885,000 | S$7,832 psm |
| Jul 2025 | Blk 609A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Jun 2025 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$933,888 | S$8,265 psm |
| Jun 2025 | Blk 609A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$785,000 | S$8,441 psm |
| May 2025 | Blk 609A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$950,000 | S$8,407 psm |
| May 2025 | Blk 609A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$925,000 | S$8,186 psm |
| May 2025 | Blk 609A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$782,000 | S$8,409 psm |
| Apr 2025 | Blk 609A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$910,888 | S$8,061 psm |
| Apr 2025 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$895,000 | S$7,920 psm |
| Apr 2025 | Blk 609A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Mar 2025 | Blk 609A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$858,000 | S$7,593 psm |
| Mar 2025 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Mar 2025 | Blk 609A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Mar 2025 | Blk 609A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Mar 2025 | Blk 609A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Feb 2025 | Blk 609A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Feb 2025 | Blk 609A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Feb 2025 | Blk 609A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Jan 2025 | Blk 609A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Jan 2025 | Blk 609A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$948,888 | S$8,397 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$688,888 | S$7,407 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$749,888 | S$8,063 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$783,888 | S$8,429 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jan 2025 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$791,000 | S$8,505 psm |
| Dec 2024 | Blk 609A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$908,888 | S$8,043 psm |
| Nov 2024 | Blk 609A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$810,000 | S$8,710 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 609A · 5 ROOM | S$4,100 | — |
| Aug 2025 | Blk 609A · 4 ROOM | S$3,900 | — |
| Jul 2025 | Blk 609A · 5 ROOM | S$4,100 | — |
| Jul 2024 | Blk 609A · 5 ROOM | S$3,800 | — |
| Mar 2024 | Blk 609A · 5 ROOM | S$3,700 | — |
| Feb 2024 | Blk 609A · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 609A · 5 ROOM | S$3,700 | — |
| May 2022 | Blk 609A · 5 ROOM | S$3,000 | — |
| Mar 2021 | Blk 609A · 5 ROOM | S$2,800 | — |
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 92 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 | 87 years | S$838,472 | S$925,741 | S$1,002,595 | S$1,020,130 |
| 10 years | 82 years | S$787,259 | S$959,664 | S$1,125,620 | S$1,165,336 |
| 20 years | 72 years | S$694,432 | S$1,031,889 | S$1,419,638 | S$1,521,586 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.