Blk 601D Tampines Ave 9
Project page · 99-year lease from 2020
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 601D | 10 TO 12 | 68 sqm | S$628,888 | S$9,248 psm | ×1.000 | S$9,248 psm |
| Jan 2026 | Blk 601D | 04 TO 06 | 68 sqm | S$608,000 | S$8,941 psm | ×0.997 | S$8,915 psm |
| Jan 2026 | Blk 601D | 13 TO 15 | 68 sqm | S$640,000 | S$9,412 psm | ×0.997 | S$9,384 psm |
| Nov 2025 | Blk 601D | 07 TO 09 | 68 sqm | S$625,000 | S$9,191 psm | ×0.996 | S$9,155 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.
5.75% gross yield
S$36,000 of rent a year against the estimate above · 0.19 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 601B | 3 ROOM | S$3,050 |
| Jul 2026 | 601D | 3 ROOM | S$3,000 |
| May 2026 | 499B | 3 ROOM | S$3,000 |
| Apr 2026 | 601B | 3 ROOM | S$3,050 |
| Jan 2026 | 601B | 3 ROOM | S$3,000 |
| Jan 2026 | 499B | 3 ROOM | S$2,790 |
median of 6 HDB rental approvals for 3 ROOM on Tampines Ave 9 since 2025-10.
Buying or selling at S$625,716?
Buying: Stamp duty on S$625,716 · Cash and CPF needed on S$625,716 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$625,716.
Each opens with this figure filled in; change anything there.
Primary schools near 601d 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
- Angsana Primary School · 265 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 341 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,157 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,306 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,367 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,380 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,461 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Meridian Primary School · 1,546 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,705 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,723 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,851 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,851 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 601D · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$938,555 | S$8,380 psm |
| Jun 2026 | Blk 601D · 5 ROOM · 04 TO 06 · Improved · 93 years left | 112 sqm | S$878,888 | S$7,847 psm |
| Apr 2026 | Blk 601D · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$628,888 | S$9,248 psm |
| Jan 2026 | Blk 601D · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$640,000 | S$9,412 psm |
| Jan 2026 | Blk 601D · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$608,000 | S$8,941 psm |
| Nov 2025 | Blk 601D · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$625,000 | S$9,191 psm |
| Jul 2025 | Blk 601D · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$608,000 | S$8,941 psm |
| Apr 2025 | Blk 601D · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$790,888 | S$8,597 psm |
| Apr 2025 | Blk 601D · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$600,000 | S$8,824 psm |
| Apr 2025 | Blk 601D · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$608,888 | S$8,954 psm |
| Feb 2025 | Blk 601D · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$610,000 | S$8,971 psm |
| Nov 2024 | Blk 601D · 5 ROOM · 10 TO 12 · Improved · 94 years left | 112 sqm | S$960,000 | S$8,571 psm |
| Oct 2024 | Blk 601D · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$908,000 | S$8,107 psm |
| Oct 2024 | Blk 601D · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Aug 2024 | Blk 601D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$732,000 | S$7,957 psm |
| Jul 2024 | Blk 601D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$730,000 | S$7,935 psm |
| May 2024 | Blk 601D · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$895,000 | S$7,991 psm |
| Apr 2024 | Blk 601D · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Apr 2024 | Blk 601D · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$575,000 | S$8,456 psm |
| Apr 2024 | Blk 601D · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Mar 2024 | Blk 601D · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$550,000 | S$8,088 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 601D · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 601D · 4 ROOM | S$3,900 | — |
| Dec 2024 | Blk 601D · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 601D · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 601D · 5 ROOM | S$4,700 | — |
| Feb 2024 | Blk 601D · 4 ROOM | S$4,000 | — |
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$594,869 | S$656,784 | S$711,309 | S$723,749 |
| 10 years | 82 years | S$558,535 | S$680,851 | S$798,591 | S$826,768 |
| 20 years | 72 years | S$492,677 | S$732,092 | S$1,007,188 | S$1,079,516 |
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.