Blk 523B Tampines Ctrl 7
Project page · 99-year lease from 2015
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 524B | 07 TO 09 | 67 sqm | S$605,000 | S$9,030 psm | ×1.000 | S$9,030 psm |
| Aug 2026 | Blk 522A | 04 TO 06 | 67 sqm | S$610,000 | S$9,104 psm | ×1.000 | S$9,104 psm |
| Jun 2026 | Blk 523B | 13 TO 15 | 67 sqm | S$640,000 | S$9,552 psm | ×1.000 | S$9,552 psm |
| Apr 2026 | Blk 522A | 07 TO 09 | 67 sqm | S$620,000 | S$9,254 psm | ×1.000 | S$9,254 psm |
| Mar 2026 | Blk 524B | 01 TO 03 | 67 sqm | S$575,000 | S$8,582 psm | ×0.997 | S$8,557 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.
5.90% gross yield
S$36,000 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 |
|---|---|---|---|
| Jul 2026 | 524B | 3 ROOM | S$3,100 |
| Jun 2026 | 522A | 3 ROOM | S$3,200 |
| Jun 2026 | 524B | 3 ROOM | S$2,900 |
| Jun 2026 | 523B | 3 ROOM | S$2,500 |
| Nov 2025 | 524B | 3 ROOM | S$3,000 |
median of 5 HDB rental approvals for 3 ROOM on Tampines Ctrl 7 since 2025-10.
Buying or selling at S$610,000?
Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,000.
Each opens with this figure filled in; change anything there.
Primary schools near 523b 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 · 337 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 340 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,015 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,108 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,135 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,138 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,280 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongzheng Primary School · 1,593 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,593 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,744 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,872 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 523B · 2 ROOM · 10 TO 12 · Model A · 88 years left excluded: outlier | 47 sqm | S$451,900 | S$9,615 psm |
| Jun 2026 | Blk 523B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$640,000 | S$9,552 psm |
| Sept 2025 | Blk 523B · 3 ROOM · 13 TO 15 · Model A · 89 years left excluded: outlier | 67 sqm | S$640,000 | S$9,552 psm |
| Aug 2025 | Blk 523B · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$635,000 | S$9,478 psm |
| Jun 2025 | Blk 523B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$420,000 | S$8,936 psm |
| May 2025 | Blk 523B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Apr 2025 | Blk 523B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 47 sqm | S$425,000 | S$9,043 psm |
| Sept 2024 | Blk 523B · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$395,000 | S$8,404 psm |
| Aug 2024 | Blk 523B · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$386,500 | S$8,223 psm |
| Jul 2024 | Blk 523B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Mar 2024 | Blk 523B · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Oct 2023 | Blk 523B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Jun 2023 | Blk 523B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jun 2023 | Blk 523B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$510,000 | S$7,612 psm |
| May 2023 | Blk 523B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Mar 2023 | Blk 523B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Jan 2023 | Blk 523B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$500,888 | S$7,476 psm |
| Dec 2022 | Blk 523B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jul 2022 | Blk 523B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$488,880 | S$7,297 psm |
| Jul 2022 | Blk 523B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Jun 2022 | Blk 523B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$470,888 | S$7,028 psm |
| Jun 2022 | Blk 523B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 67 sqm | S$446,000 | S$6,657 psm |
| Apr 2022 | Blk 523B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Mar 2022 | Blk 523B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Mar 2022 | Blk 523B · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$327,000 | S$6,957 psm |
| Jan 2022 | Blk 523B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2022 | Blk 523B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Dec 2021 | Blk 523B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Dec 2021 | Blk 523B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$550,000 | S$5,914 psm |
Showing 29 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 523B · 3 ROOM | S$2,500 | — |
| Jan 2026 | Blk 523B · 2 ROOM | S$2,600 | — |
| Sept 2025 | Blk 523B · 2 ROOM | S$2,300 | — |
| Aug 2025 | Blk 523B · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 523B · 3 ROOM | S$3,250 | — |
| Jun 2025 | Blk 523B · 3 ROOM | S$2,300 | — |
| Mar 2025 | Blk 523B · 2 ROOM | S$2,200 | — |
| Jan 2025 | Blk 523B · 2 ROOM | S$2,500 | — |
| Nov 2024 | Blk 523B · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 523B · 2 ROOM | S$2,000 | — |
| Oct 2021 | Blk 523B · 2 ROOM | S$1,750 | — |
| Jun 2021 | Blk 523B · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 523B · 2 ROOM | S$1,600 | — |
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$572,742 | S$632,353 | S$684,851 | S$696,828 |
| 10 years | 77 years | S$535,322 | S$652,555 | S$765,401 | S$792,407 |
| 20 years | 67 years | S$484,651 | S$720,166 | S$990,780 | S$1,061,931 |
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.