Blk 522B Tampines Ctrl 7
Project page · 99-year lease from 2015
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 522B | 07 TO 09 | 113 sqm | S$1,000,000 | S$8,850 psm | ×1.000 | S$8,850 psm |
| Jun 2026 | Blk 522B | 04 TO 06 | 113 sqm | S$950,000 | S$8,407 psm | ×1.000 | S$8,407 psm |
| Apr 2026 | Blk 522B | 10 TO 12 | 113 sqm | S$990,000 | S$8,761 psm | ×1.000 | S$8,761 psm |
| Mar 2026 | Blk 522B | 04 TO 06 | 113 sqm | S$923,000 | S$8,168 psm | ×0.997 | S$8,144 psm |
| Feb 2026 | Blk 522B | 10 TO 12 | 113 sqm | S$999,000 | S$8,841 psm | ×0.997 | S$8,815 psm |
| Jan 2026 | Blk 522B | 13 TO 15 | 113 sqm | S$982,000 | S$8,690 psm | ×0.997 | S$8,665 psm |
| Dec 2025 | Blk 522B | 10 TO 12 | 113 sqm | S$970,000 | S$8,584 psm | ×0.996 | S$8,550 psm |
| Dec 2025 | Blk 522B | 01 TO 03 | 113 sqm | S$918,888 | S$8,132 psm | ×0.996 | S$8,100 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.
4.75% gross yield
S$46,200 of rent a year against the estimate above · 0.39 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$972,645?
Buying: Stamp duty on S$972,645 · Cash and CPF needed on S$972,645 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$972,645.
Each opens with this figure filled in; change anything there.
Primary schools near 522b 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 · 316 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 901 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,036 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 1,054 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,062 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongzheng Primary School · 1,404 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,404 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,950 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Meridian Primary School · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 522B · 5 ROOM · 07 TO 09 · Improved · 88 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Jun 2026 | Blk 522B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 113 sqm | S$950,000 | S$8,407 psm |
| Jun 2026 | Blk 522B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Apr 2026 | Blk 522B · 5 ROOM · 10 TO 12 · Improved · 88 years left | 113 sqm | S$990,000 | S$8,761 psm |
| Mar 2026 | Blk 522B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 113 sqm | S$923,000 | S$8,168 psm |
| Mar 2026 | Blk 522B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$808,000 | S$8,688 psm |
| Feb 2026 | Blk 522B · 5 ROOM · 10 TO 12 · Improved · 89 years left | 113 sqm | S$999,000 | S$8,841 psm |
| Jan 2026 | Blk 522B · 5 ROOM · 13 TO 15 · Improved · 89 years left | 113 sqm | S$982,000 | S$8,690 psm |
| Dec 2025 | Blk 522B · 5 ROOM · 01 TO 03 · Improved · 89 years left | 113 sqm | S$918,888 | S$8,132 psm |
| Dec 2025 | Blk 522B · 5 ROOM · 10 TO 12 · Improved · 89 years left | 113 sqm | S$970,000 | S$8,584 psm |
| Sept 2025 | Blk 522B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Jul 2025 | Blk 522B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$830,888 | S$8,934 psm |
| Jun 2025 | Blk 522B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Apr 2025 | Blk 522B · 5 ROOM · 04 TO 06 · Improved · 89 years left | 113 sqm | S$925,000 | S$8,186 psm |
| Aug 2024 | Blk 522B · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$935,000 | S$8,274 psm |
| Jun 2024 | Blk 522B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$905,000 | S$8,009 psm |
| Aug 2023 | Blk 522B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Mar 2023 | Blk 522B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Nov 2022 | Blk 522B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Aug 2022 | Blk 522B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Jul 2022 | Blk 522B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Mar 2022 | Blk 522B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$641,500 | S$6,898 psm |
| Jan 2022 | Blk 522B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$767,000 | S$6,788 psm |
| Dec 2021 | Blk 522B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$573,000 | S$6,161 psm |
| Oct 2021 | Blk 522B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$685,000 | S$6,062 psm |
Showing 25 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 522B · 5 ROOM | S$3,500 | — |
| Feb 2026 | Blk 522B · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 522B · 4 ROOM | S$4,100 | — |
| Jul 2025 | Blk 522B · 4 ROOM | S$3,600 | — |
| Apr 2025 | Blk 522B · 5 ROOM | S$4,000 | — |
| Mar 2025 | Blk 522B · 5 ROOM | S$3,400 | — |
| Jan 2025 | Blk 522B · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 522B · 5 ROOM | S$2,200 | — |
| Apr 2024 | Blk 522B · 5 ROOM | S$3,000 | — |
| Mar 2024 | Blk 522B · 5 ROOM | S$3,450 | — |
| Dec 2023 | Blk 522B · 5 ROOM | S$2,200 | — |
| Apr 2023 | Blk 522B · 5 ROOM | S$3,300 | — |
| Mar 2023 | Blk 522B · 5 ROOM | S$4,000 | — |
| Dec 2022 | Blk 522B · 5 ROOM | S$3,500 | — |
| Nov 2022 | Blk 522B · 5 ROOM | S$3,000 | — |
| Oct 2021 | Blk 522B · 5 ROOM | S$1,800 | — |
| May 2021 | Blk 522B · 5 ROOM | S$2,900 | — |
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$913,237 | S$1,008,287 | S$1,091,995 | S$1,111,093 |
| 10 years | 77 years | S$853,571 | S$1,040,498 | S$1,220,432 | S$1,263,494 |
| 20 years | 67 years | S$772,776 | S$1,148,305 | S$1,579,799 | S$1,693,248 |
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.