Blk 621A Tampines St 61
Project page · 99-year lease from 2022
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 621A | 07 TO 09 | 93 sqm | S$778,000 | S$8,366 psm | ×1.000 | S$8,366 psm |
| Sept 2026 | Blk 621A | 10 TO 12 | 93 sqm | S$825,000 | S$8,871 psm | ×1.000 | S$8,871 psm |
| Sept 2026 | Blk 621A | 10 TO 12 | 93 sqm | S$775,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Aug 2026 | Blk 621A | 04 TO 06 | 93 sqm | S$730,000 | S$7,849 psm | ×1.000 | S$7,849 psm |
| Aug 2026 | Blk 621A | 16 TO 18 | 93 sqm | S$825,000 | S$8,871 psm | ×1.000 | S$8,871 psm |
| Aug 2026 | Blk 621A | 04 TO 06 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| Aug 2026 | Blk 621A | 07 TO 09 | 93 sqm | S$768,888 | S$8,268 psm | ×1.000 | S$8,268 psm |
| Aug 2026 | Blk 621A | 13 TO 15 | 93 sqm | S$818,000 | S$8,796 psm | ×1.000 | S$8,796 psm |
| Aug 2026 | Blk 621A | 13 TO 15 | 93 sqm | S$838,888 | S$9,020 psm | ×1.000 | S$9,020 psm |
| Jul 2026 | Blk 621A | 04 TO 06 | 93 sqm | S$750,000 | S$8,065 psm | ×1.000 | S$8,065 psm |
| Jul 2026 | Blk 621A | 04 TO 06 | 93 sqm | S$749,000 | S$8,054 psm | ×1.000 | S$8,054 psm |
How accurate is this estimate for Tampines St 61?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 184 sales in Tampines St 61 since.
- Median error
- 1.7%
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.
5.65% gross yield
S$43,800 of rent a year against the estimate above · 0.32 points above flats like it
Homes like this rent for about S$3,650 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 620A | 4 ROOM | S$3,800 |
| Sept 2026 | 627A | 4 ROOM | S$3,500 |
| Sept 2026 | 627B | 4 ROOM | S$3,500 |
| Jul 2026 | 627B | 4 ROOM | S$3,800 |
| Jul 2026 | 606D | 4 ROOM | S$3,550 |
| Jul 2026 | 605C | 4 ROOM | S$3,500 |
| Jun 2026 | 606B | 4 ROOM | S$3,600 |
| May 2026 | 618A | 4 ROOM | S$3,800 |
median of 16 HDB rental approvals for 4 ROOM on Tampines St 61 since 2025-10.
Buying or selling at S$775,000?
Buying: Stamp duty on S$775,000 · Cash and CPF needed on S$775,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$775,000.
Each opens with this figure filled in; change anything there.
Primary schools near 621a Tampines St 61
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 · 219 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 442 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,071 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gongshang Primary School · 1,129 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,139 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,231 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,399 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Meridian Primary School · 1,636 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,637 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,637 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,644 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,752 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 621A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$778,000 | S$8,366 psm |
| Oct 2026 | Blk 621A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 69 sqm | S$639,888 | S$9,274 psm |
| Sept 2026 | Blk 621A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Sept 2026 | Blk 621A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$838,888 | S$9,020 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$768,888 | S$8,268 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$818,000 | S$8,796 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Aug 2026 | Blk 621A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Aug 2026 | Blk 621A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 69 sqm | S$640,000 | S$9,275 psm |
| Aug 2026 | Blk 621A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 69 sqm | S$638,888 | S$9,259 psm |
| Aug 2026 | Blk 621A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 69 sqm | S$600,000 | S$8,696 psm |
| Aug 2026 | Blk 621A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 69 sqm | S$650,000 | S$9,420 psm |
| Jul 2026 | Blk 621A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$749,000 | S$8,054 psm |
| Jul 2026 | Blk 621A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jul 2026 | Blk 621A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 69 sqm | S$635,000 | S$9,203 psm |
| Jul 2026 | Blk 621A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 69 sqm | S$625,000 | S$9,058 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 94 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 | 89 years | S$736,793 | S$813,479 | S$881,013 | S$896,421 |
| 10 years | 84 years | S$691,790 | S$843,289 | S$989,119 | S$1,024,019 |
| 20 years | 74 years | S$610,220 | S$906,755 | S$1,247,483 | S$1,337,067 |
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.