Blk 523C Tampines Ctrl 7
Project page · 99-year lease from 2015
Based on 22 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 522A | 10 TO 12 | 93 sqm | S$789,000 | S$8,484 psm | ×1.000 | S$8,484 psm |
| Oct 2026 | Blk 524A | 10 TO 12 | 93 sqm | S$822,000 | S$8,839 psm | ×1.000 | S$8,839 psm |
| Oct 2026 | Blk 523A | 13 TO 15 | 93 sqm | S$815,000 | S$8,763 psm | ×1.000 | S$8,763 psm |
| Oct 2026 | Blk 524B | 13 TO 15 | 93 sqm | S$838,000 | S$9,011 psm | ×1.000 | S$9,011 psm |
| Sept 2026 | Blk 522C | 04 TO 06 | 93 sqm | S$763,888 | S$8,214 psm | ×1.000 | S$8,214 psm |
| Aug 2026 | Blk 523D | 13 TO 15 | 93 sqm | S$828,000 | S$8,903 psm | ×1.000 | S$8,903 psm |
| Aug 2026 | Blk 523D | 07 TO 09 | 93 sqm | S$788,000 | S$8,473 psm | ×1.000 | S$8,473 psm |
| Jun 2026 | Blk 518A | 07 TO 09 | 92 sqm | S$850,000 | S$9,239 psm | ×1.000 | S$9,239 psm |
| Jun 2026 | Blk 522C | 10 TO 12 | 93 sqm | S$810,000 | S$8,710 psm | ×1.000 | S$8,710 psm |
| Jun 2026 | Blk 523D | 13 TO 15 | 93 sqm | S$800,888 | S$8,612 psm | ×1.000 | S$8,612 psm |
| Jun 2026 | Blk 522B | 16 TO 18 | 93 sqm | S$825,000 | S$8,871 psm | ×1.000 | S$8,871 psm |
| May 2026 | Blk 518A | 13 TO 15 | 92 sqm | S$845,000 | S$9,185 psm | ×1.000 | S$9,185 psm |
| May 2026 | Blk 522C | 13 TO 15 | 93 sqm | S$806,000 | S$8,667 psm | ×1.000 | S$8,667 psm |
| Apr 2026 | Blk 524A | 01 TO 03 | 93 sqm | S$730,000 | S$7,849 psm | ×1.000 | S$7,849 psm |
| Mar 2026 | Blk 522B | 13 TO 15 | 93 sqm | S$808,000 | S$8,688 psm | ×0.997 | S$8,663 psm |
| Jan 2026 | Blk 518A | 16 TO 18 | 92 sqm | S$840,000 | S$9,130 psm | ×0.997 | S$9,104 psm |
| Jan 2026 | Blk 524A | 07 TO 09 | 93 sqm | S$792,000 | S$8,516 psm | ×0.997 | S$8,491 psm |
| Jan 2026 | Blk 523C | 04 TO 06 | 93 sqm | S$787,000 | S$8,462 psm | ×0.997 | S$8,437 psm |
| Jan 2026 | Blk 522A | 07 TO 09 | 93 sqm | S$800,000 | S$8,602 psm | ×0.997 | S$8,577 psm |
| Dec 2025 | Blk 523C | 10 TO 12 | 93 sqm | S$796,000 | S$8,559 psm | ×0.996 | S$8,526 psm |
| Nov 2025 | Blk 523A | 04 TO 06 | 93 sqm | S$768,000 | S$8,258 psm | ×0.996 | S$8,226 psm |
| Nov 2025 | Blk 523A | 04 TO 06 | 93 sqm | S$720,000 | S$7,742 psm | ×0.996 | S$7,712 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.
5.38% gross yield
S$43,200 of rent a year against the estimate above · 0.19 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Aug 2026 | 523D | 4 ROOM | S$3,800 |
| Aug 2026 | 524A | 4 ROOM | S$3,500 |
| Jul 2026 | 522A | 4 ROOM | S$3,800 |
| Jul 2026 | 523A | 4 ROOM | S$3,800 |
| Feb 2026 | 523A | 4 ROOM | S$3,800 |
| Feb 2026 | 522B | 4 ROOM | S$3,600 |
| Feb 2026 | 524A | 4 ROOM | S$3,500 |
| Jan 2026 | 524A | 4 ROOM | S$3,600 |
median of 9 HDB rental approvals for 4 ROOM on Tampines Ctrl 7 since 2025-10.
Buying or selling at S$803,252?
Buying: Stamp duty on S$803,252 · Cash and CPF needed on S$803,252 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$803,252.
Each opens with this figure filled in; change anything there.
Primary schools near 523c 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
- Angsana Primary School · 335 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 379 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,031 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines North Primary School · 1,052 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gongshang Primary School · 1,081 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines Primary School · 1,116 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,282 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongzheng Primary School · 1,549 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,549 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Meridian Primary School · 1,755 m · no 2025 Phase 2C ballot
- Park View Primary School · 1,869 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 523C · 5 ROOM · 07 TO 09 · Improved · 88 years left | 113 sqm | S$978,888 | S$8,663 psm |
| Jan 2026 | Blk 523C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$787,000 | S$8,462 psm |
| Dec 2025 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$796,000 | S$8,559 psm |
| Oct 2025 | Blk 523C · 5 ROOM · 16 TO 18 · Improved · 89 years left | 113 sqm | S$980,000 | S$8,673 psm |
| Aug 2025 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Jul 2025 | Blk 523C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Dec 2024 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Jun 2024 | Blk 523C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$716,888 | S$7,708 psm |
| Mar 2024 | Blk 523C · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2023 | Blk 523C · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 93 sqm | S$630,000 | S$6,774 psm |
| Sept 2023 | Blk 523C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$875,880 | S$7,751 psm |
| Jul 2023 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Jun 2023 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$716,888 | S$7,708 psm |
| Jun 2023 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$700,000 | S$7,527 psm |
| May 2023 | Blk 523C · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$875,000 | S$7,743 psm |
| Dec 2022 | Blk 523C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Nov 2022 | Blk 523C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$660,088 | S$7,098 psm |
| Apr 2022 | Blk 523C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$638,888 | S$6,870 psm |
| Mar 2022 | Blk 523C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Jan 2022 | Blk 523C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Nov 2021 | Blk 523C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$560,000 | S$6,022 psm |
Showing 21 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 523C · 5 ROOM | S$4,100 | — |
| Aug 2025 | Blk 523C · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 523C · 5 ROOM | S$4,000 | — |
| Aug 2024 | Blk 523C · 5 ROOM | S$3,300 | — |
| Aug 2022 | Blk 523C · 5 ROOM | S$2,600 | — |
| Sept 2021 | Blk 523C · 5 ROOM | S$2,350 | — |
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$754,190 | S$832,687 | S$901,816 | S$917,588 |
| 10 years | 77 years | S$704,916 | S$859,288 | S$1,007,885 | S$1,043,447 |
| 20 years | 67 years | S$638,192 | S$948,320 | S$1,304,666 | S$1,398,357 |
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.