Blk 604B Tampines Ave 9
Project page · 99-year lease from 2020
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 604B | 13 TO 15 | 92 sqm | S$800,000 | S$8,696 psm | ×1.000 | S$8,696 psm |
| Feb 2026 | Blk 604B | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×0.997 | S$8,020 psm |
| Feb 2026 | Blk 604B | 13 TO 15 | 92 sqm | S$790,000 | S$8,587 psm | ×0.997 | S$8,562 psm |
| Nov 2025 | Blk 604B | 04 TO 06 | 92 sqm | S$743,888 | S$8,086 psm | ×0.996 | S$8,054 psm |
| Nov 2025 | Blk 604B | 04 TO 06 | 92 sqm | S$748,888 | S$8,140 psm | ×0.996 | S$8,108 psm |
How accurate is this estimate for Tampines Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 73 sales in Tampines Ave 9 since.
- Median error
- 2.3%
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.
5.43% gross yield
S$40,500 of rent a year against the estimate above · 0.1 points above flats like it
Homes like this rent for about S$3,375 a month, the middle of 20 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 | 601C | 4 ROOM | S$3,400 |
| Aug 2026 | 491B | 4 ROOM | S$3,800 |
| Jul 2026 | 486C | 4 ROOM | S$3,500 |
| Jul 2026 | 486B | 4 ROOM | S$3,200 |
| Jul 2026 | 488A | 4 ROOM | S$3,200 |
| Jun 2026 | 601C | 4 ROOM | S$3,650 |
| Jun 2026 | 496G | 4 ROOM | S$3,400 |
| Jun 2026 | 486B | 4 ROOM | S$3,300 |
median of 20 HDB rental approvals for 4 ROOM on Tampines Ave 9 since 2025-10.
Buying or selling at S$745,946?
Buying: Stamp duty on S$745,946 · Cash and CPF needed on S$745,946 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$745,946.
Each opens with this figure filled in; change anything there.
Primary schools near 604b Tampines Ave 9
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 · 327 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 348 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,164 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,413 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,442 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,471 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,484 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Meridian Primary School · 1,533 m · no 2025 Phase 2C ballot
- Park View Primary School · 1,738 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,757 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 604B · 5 ROOM · 07 TO 09 · 3Gen · 93 years left | 119 sqm | S$850,888 | S$7,150 psm |
| Aug 2026 | Blk 604B · 5 ROOM · 04 TO 06 · 3Gen · 93 years left excluded: outlier | 119 sqm | S$845,000 | S$7,101 psm |
| Aug 2026 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Mar 2026 | Blk 604B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$910,000 | S$8,125 psm |
| Feb 2026 | Blk 604B · 5 ROOM · 16 TO 18 · 3Gen · 93 years left excluded: outlier | 119 sqm | S$880,000 | S$7,395 psm |
| Feb 2026 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Feb 2026 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Nov 2025 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$748,888 | S$8,140 psm |
| Nov 2025 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$743,888 | S$8,086 psm |
| Aug 2025 | Blk 604B · 5 ROOM · 04 TO 06 · 3Gen · 94 years left excluded: outlier | 119 sqm | S$860,000 | S$7,227 psm |
| Jul 2025 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$795,888 | S$8,651 psm |
| Jun 2025 | Blk 604B · 5 ROOM · 04 TO 06 · Improved · 94 years left excluded: outlier | 112 sqm | S$880,888 | S$7,865 psm |
| Jun 2025 | Blk 604B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$766,000 | S$8,326 psm |
| Nov 2024 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Nov 2024 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$739,888 | S$8,042 psm |
| Oct 2024 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Sept 2024 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$738,888 | S$8,031 psm |
| Aug 2024 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$762,000 | S$8,283 psm |
| Aug 2024 | Blk 604B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$760,888 | S$8,271 psm |
| Aug 2024 | Blk 604B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Jul 2024 | Blk 604B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$938,888 | S$8,383 psm |
| Jun 2024 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$770,000 | S$8,370 psm |
| Jun 2024 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$733,800 | S$7,976 psm |
| Jun 2024 | Blk 604B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$725,000 | S$7,880 psm |
| May 2024 | Blk 604B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$760,000 | S$8,261 psm |
| May 2024 | Blk 604B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$753,000 | S$8,185 psm |
| Apr 2024 | Blk 604B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Apr 2024 | Blk 604B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$723,500 | S$7,864 psm |
| Apr 2024 | Blk 604B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Mar 2024 | Blk 604B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$742,888 | S$8,075 psm |
| Feb 2024 | Blk 604B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$898,000 | S$8,018 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 604B · 4 ROOM | S$3,450 | — |
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$709,172 | S$782,983 | S$847,986 | S$862,816 |
| 10 years | 82 years | S$665,856 | S$811,675 | S$952,038 | S$985,630 |
| 20 years | 72 years | S$587,344 | S$872,762 | S$1,200,716 | S$1,286,943 |
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.