Blk 450C Tampines St 42
Project page · 99-year lease from 1996
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 450G | 04 TO 06 | 122 sqm | S$761,000 | S$6,238 psm | ×1.000 | S$6,238 psm |
| Sept 2026 | Blk 458 | 07 TO 09 | 122 sqm | S$780,000 | S$6,393 psm | ×1.000 | S$6,393 psm |
| Jul 2026 | Blk 455 | 01 TO 03 | 122 sqm | S$710,000 | S$5,820 psm | ×1.000 | S$5,820 psm |
| Jan 2026 | Blk 455 | 04 TO 06 | 122 sqm | S$780,000 | S$6,393 psm | ×0.997 | S$6,375 psm |
| Jan 2026 | Blk 455 | 04 TO 06 | 122 sqm | S$739,000 | S$6,057 psm | ×0.997 | S$6,040 psm |
| Dec 2025 | Blk 450E | 07 TO 09 | 124 sqm | S$800,000 | S$6,452 psm | ×0.996 | S$6,426 psm |
How accurate is this estimate for Tampines St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 30 sales in Tampines St 42 since.
- Median error
- 1.9%
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.
5.68% gross yield
S$44,400 of rent a year against the estimate above
Homes like this rent for about S$3,700 a month, the middle of 29 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 450G | 5 ROOM | S$3,900 |
| Sept 2026 | 450G | 5 ROOM | S$3,700 |
| Sept 2026 | 450F | 5 ROOM | S$3,600 |
| Sept 2026 | 458 | 5 ROOM | S$3,500 |
| Aug 2026 | 458 | 5 ROOM | S$3,500 |
| Aug 2026 | 453 | 5 ROOM | S$3,400 |
| Jul 2026 | 450G | 5 ROOM | S$3,800 |
| Jul 2026 | 453 | 5 ROOM | S$3,800 |
median of 29 HDB rental approvals for 5 ROOM on Tampines St 42 since 2025-10.
Buying or selling at S$781,961?
Buying: Stamp duty on S$781,961 · Cash and CPF needed on S$781,961 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$781,961.
Each opens with this figure filled in; change anything there.
Primary schools near 450c Tampines St 42
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
- Gongshang Primary School · 235 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 456 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 591 m · no 2025 Phase 2C ballot
- Yumin Primary School · 591 m · no 2025 Phase 2C ballot
1 to 2 km
- East Spring Primary School · 1,079 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 1,123 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,297 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,548 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,683 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Casuarina Primary School · 1,731 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,764 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,767 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,781 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pasir Ris Primary School · 1,967 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 450C · 5 ROOM · 10 TO 12 · Improved · 69 years left excluded: outlier | 123 sqm | S$840,000 | S$6,829 psm |
| Dec 2025 | Blk 450C · 4 ROOM · 01 TO 03 · Model A · 70 years left excluded: outlier | 106 sqm | S$580,000 | S$5,472 psm |
| Dec 2024 | Blk 450C · 5 ROOM · 01 TO 03 · Model A · 71 years left | 136 sqm | S$785,000 | S$5,772 psm |
| Sept 2024 | Blk 450C · 5 ROOM · 10 TO 12 · Improved · 71 years left | 123 sqm | S$718,000 | S$5,837 psm |
| Apr 2024 | Blk 450C · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$780,000 | S$6,341 psm |
| Aug 2023 | Blk 450C · 5 ROOM · 01 TO 03 · Improved · 72 years left | 123 sqm | S$690,000 | S$5,610 psm |
| Dec 2022 | Blk 450C · 4 ROOM · 04 TO 06 · Model A · 73 years left | 106 sqm | S$560,000 | S$5,283 psm |
| Oct 2022 | Blk 450C · 5 ROOM · 07 TO 09 · Model A · 73 years left | 135 sqm | S$790,000 | S$5,852 psm |
| Aug 2022 | Blk 450C · 5 ROOM · 04 TO 06 · Model A · 73 years left | 132 sqm | S$735,000 | S$5,568 psm |
| Oct 2021 | Blk 450C · 4 ROOM · 01 TO 03 · Model A · 74 years left | 106 sqm | S$450,000 | S$4,245 psm |
Showing 10 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 450C · 5 ROOM | S$3,900 | — |
| Mar 2026 | Blk 450C · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 450C · 5 ROOM | S$3,750 | — |
| Oct 2025 | Blk 450C · 4 ROOM | S$3,550 | — |
| Aug 2025 | Blk 450C · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 450C · 5 ROOM | S$4,300 | — |
| May 2025 | Blk 450C · 5 ROOM | S$3,900 | — |
| Dec 2024 | Blk 450C · 4 ROOM | S$3,550 | — |
| Nov 2024 | Blk 450C · 5 ROOM | S$3,650 | — |
| Aug 2024 | Blk 450C · 5 ROOM | S$3,700 | — |
| May 2024 | Blk 450C · 5 ROOM | S$4,000 | — |
| Mar 2024 | Blk 450C · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 450C · 5 ROOM | S$3,750 | — |
| Jun 2023 | Blk 450C · 4 ROOM | S$2,750 | — |
| May 2023 | Blk 450C · 5 ROOM | S$4,300 | — |
| Nov 2022 | Blk 450C · 5 ROOM | S$3,200 | — |
| Nov 2022 | Blk 450C · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 450C · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 450C · 5 ROOM | S$3,500 | — |
| Nov 2021 | Blk 450C · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 450C · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 450C · 5 ROOM | S$2,500 | — |
| May 2021 | Blk 450C · 4 ROOM | S$2,200 | — |
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 68 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 | 63 years | S$757,547 | S$836,393 | S$905,830 | S$921,672 |
| 10 years | 58 years | S$730,877 | S$890,935 | S$1,045,005 | S$1,081,877 |
| 20 years | 48 years | S$662,549 | S$984,513 | S$1,354,459 | S$1,451,726 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.