Blk 491E Tampines St 45
Project page · 99-year lease from 1993
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 491D | 10 TO 12 | 120 sqm | S$715,000 | S$5,958 psm | ×1.000 | S$5,958 psm |
| Sept 2026 | Blk 492D | 01 TO 03 | 124 sqm | S$745,000 | S$6,008 psm | ×1.000 | S$6,008 psm |
| Sept 2026 | Blk 498A | 04 TO 06 | 125 sqm | S$765,000 | S$6,120 psm | ×1.000 | S$6,120 psm |
| Sept 2026 | Blk 491G | 10 TO 12 | 122 sqm | S$763,000 | S$6,254 psm | ×1.000 | S$6,254 psm |
| Aug 2026 | Blk 498D | 07 TO 09 | 124 sqm | S$660,000 | S$5,323 psm | ×1.000 | S$5,323 psm |
| Jul 2026 | Blk 491C | 01 TO 03 | 133 sqm | S$753,000 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Jul 2026 | Blk 490B | 07 TO 09 | 126 sqm | S$768,000 | S$6,095 psm | ×1.000 | S$6,095 psm |
| Jul 2026 | Blk 491H | 04 TO 06 | 123 sqm | S$740,000 | S$6,016 psm | ×1.000 | S$6,016 psm |
| Jun 2026 | Blk 490B | 04 TO 06 | 128 sqm | S$700,000 | S$5,469 psm | ×1.000 | S$5,469 psm |
| May 2026 | Blk 498B | 07 TO 09 | 124 sqm | S$810,000 | S$6,532 psm | ×1.000 | S$6,532 psm |
| Mar 2026 | Blk 497H | 01 TO 03 | 130 sqm | S$720,000 | S$5,538 psm | ×0.997 | S$5,522 psm |
| Mar 2026 | Blk 491F | 04 TO 06 | 133 sqm | S$790,000 | S$5,940 psm | ×0.997 | S$5,922 psm |
| Feb 2026 | Blk 491C | 01 TO 03 | 122 sqm | S$708,000 | S$5,803 psm | ×0.997 | S$5,786 psm |
| Feb 2026 | Blk 491C | 01 TO 03 | 123 sqm | S$690,000 | S$5,610 psm | ×0.997 | S$5,593 psm |
| Jan 2026 | Blk 489C | 10 TO 12 | 121 sqm | S$748,000 | S$6,182 psm | ×0.997 | S$6,164 psm |
| Jan 2026 | Blk 491E | 10 TO 12 | 122 sqm | S$770,000 | S$6,311 psm | ×0.997 | S$6,293 psm |
| Jan 2026 | Blk 491G | 04 TO 06 | 124 sqm | S$823,888 | S$6,644 psm | ×0.997 | S$6,625 psm |
| Jan 2026 | Blk 498M | 04 TO 06 | 124 sqm | S$745,000 | S$6,008 psm | ×0.997 | S$5,990 psm |
| Jan 2026 | Blk 491H | 07 TO 09 | 124 sqm | S$688,000 | S$5,548 psm | ×0.997 | S$5,532 psm |
| Dec 2025 | Blk 491F | 01 TO 03 | 120 sqm | S$720,000 | S$6,000 psm | ×0.996 | S$5,976 psm |
| Dec 2025 | Blk 491F | 07 TO 09 | 124 sqm | S$715,000 | S$5,766 psm | ×0.996 | S$5,743 psm |
| Nov 2025 | Blk 497H | 04 TO 06 | 131 sqm | S$805,000 | S$6,145 psm | ×0.996 | S$6,121 psm |
How accurate is this estimate for Tampines St 45?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Tampines St 45 since.
- Median error
- 3.1%
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.
5.71% gross yield
S$42,000 of rent a year against the estimate above · 0.03 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 35 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 | 498L | 5 ROOM | S$3,800 |
| Sept 2026 | 497J | 5 ROOM | S$2,100 |
| Aug 2026 | 491H | 5 ROOM | S$3,350 |
| Jul 2026 | 489B | 5 ROOM | S$4,000 |
| Jul 2026 | 498D | 5 ROOM | S$3,400 |
| Jun 2026 | 492C | 5 ROOM | S$2,700 |
| May 2026 | 497G | 5 ROOM | S$4,000 |
| May 2026 | 489B | 5 ROOM | S$3,800 |
median of 35 HDB rental approvals for 5 ROOM on Tampines St 45 since 2025-10.
Buying or selling at S$735,956?
Buying: Stamp duty on S$735,956 · Cash and CPF needed on S$735,956 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$735,956.
Each opens with this figure filled in; change anything there.
Primary schools near 491e Tampines St 45
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
- Tampines North Primary School · 632 m · no 2025 Phase 2C ballot
- White Sands Primary School · 659 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 780 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Casuarina Primary School · 1,075 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,185 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,257 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,257 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,290 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,685 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,745 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,774 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 491E · 5 ROOM · 10 TO 12 · Improved · 67 years left | 122 sqm | S$770,000 | S$6,311 psm |
| Jan 2025 | Blk 491E · 5 ROOM · 01 TO 03 · Improved · 68 years left | 122 sqm | S$715,000 | S$5,861 psm |
| Jan 2023 | Blk 491E · 5 ROOM · 10 TO 12 · Model A · 70 years left | 135 sqm | S$730,000 | S$5,407 psm |
| Mar 2022 | Blk 491E · 4 ROOM · 01 TO 03 · Model A · 70 years left | 106 sqm | S$460,000 | S$4,340 psm |
Showing 4 of 20.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 491E · 5 ROOM | S$2,800 | — |
| May 2025 | Blk 491E · 5 ROOM | S$2,800 | — |
| Jun 2024 | Blk 491E · 5 ROOM | S$2,800 | — |
| May 2023 | Blk 491E · 5 ROOM | S$2,800 | — |
| May 2022 | Blk 491E · 5 ROOM | S$2,800 | — |
| Apr 2021 | Blk 491E · 5 ROOM | S$1,900 | — |
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 65 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 | 60 years | S$712,978 | S$787,185 | S$852,537 | S$867,446 |
| 10 years | 55 years | S$687,877 | S$838,519 | S$983,524 | S$1,018,226 |
| 20 years | 45 years | S$623,569 | S$926,590 | S$1,274,772 | S$1,366,316 |
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.