Blk 609D Tampines Nth Dr 1
Project page · 99-year lease from 2020
Based on 14 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 613A | 13 TO 15 | 69 sqm | S$615,000 | S$8,913 psm | ×1.000 | S$8,913 psm |
| Sept 2026 | Blk 613A | 07 TO 09 | 69 sqm | S$608,000 | S$8,812 psm | ×1.000 | S$8,812 psm |
| Sept 2026 | Blk 613A | 07 TO 09 | 69 sqm | S$596,000 | S$8,638 psm | ×1.000 | S$8,638 psm |
| Aug 2026 | Blk 609C | 13 TO 15 | 68 sqm | S$635,000 | S$9,338 psm | ×1.000 | S$9,338 psm |
| Aug 2026 | Blk 608C | 07 TO 09 | 68 sqm | S$620,888 | S$9,131 psm | ×1.000 | S$9,131 psm |
| Jul 2026 | Blk 609C | 10 TO 12 | 68 sqm | S$625,000 | S$9,191 psm | ×1.000 | S$9,191 psm |
| Jul 2026 | Blk 612A | 10 TO 12 | 69 sqm | S$615,000 | S$8,913 psm | ×1.000 | S$8,913 psm |
| Jul 2026 | Blk 613A | 01 TO 03 | 69 sqm | S$570,000 | S$8,261 psm | ×1.000 | S$8,261 psm |
| Jun 2026 | Blk 608C | 10 TO 12 | 68 sqm | S$633,800 | S$9,321 psm | ×1.000 | S$9,321 psm |
| Apr 2026 | Blk 613A | 10 TO 12 | 69 sqm | S$628,000 | S$9,101 psm | ×1.000 | S$9,101 psm |
| Mar 2026 | Blk 613A | 13 TO 15 | 69 sqm | S$620,000 | S$8,986 psm | ×0.997 | S$8,959 psm |
| Jan 2026 | Blk 609C | 04 TO 06 | 68 sqm | S$588,888 | S$8,660 psm | ×0.997 | S$8,635 psm |
| Dec 2025 | Blk 613B | 04 TO 06 | 69 sqm | S$590,000 | S$8,551 psm | ×0.996 | S$8,517 psm |
| Nov 2025 | Blk 613A | 01 TO 03 | 69 sqm | S$615,000 | S$8,913 psm | ×0.996 | S$8,878 psm |
How accurate is this estimate for Tampines Nth Dr 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 131 sales in Tampines Nth Dr 1 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.
5.74% gross yield
S$34,800 of rent a year against the estimate above · 0.2 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 3 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 |
|---|---|---|---|
| Sept 2026 | 613A | 3 ROOM | S$2,800 |
| Jul 2026 | 613B | 3 ROOM | S$3,000 |
| Jun 2026 | 608C | 3 ROOM | S$2,900 |
median of 3 HDB rental approvals for 3 ROOM on Tampines Nth Dr 1 since 2025-10.
Buying or selling at S$606,087?
Buying: Stamp duty on S$606,087 · Cash and CPF needed on S$606,087 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$606,087.
Each opens with this figure filled in; change anything there.
Primary schools near 609d Tampines Nth Dr 1
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 · 93 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 631 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,258 m · no 2025 Phase 2C ballot
- Meridian Primary School · 1,288 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,388 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,422 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Park View Primary School · 1,437 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,585 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,727 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chongzheng Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 609D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Oct 2025 | Blk 609D · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$811,999 | S$8,731 psm |
| Jun 2025 | Blk 609D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$790,000 | S$8,495 psm |
| May 2025 | Blk 609D · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$620,000 | S$9,118 psm |
| Jan 2025 | Blk 609D · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$617,000 | S$9,074 psm |
| Jan 2025 | Blk 609D · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$568,888 | S$8,366 psm |
| Nov 2024 | Blk 609D · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$600,000 | S$8,824 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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$576,207 | S$636,179 | S$688,994 | S$701,044 |
| 10 years | 82 years | S$541,013 | S$659,492 | S$773,538 | S$800,831 |
| 20 years | 72 years | S$477,221 | S$709,126 | S$975,591 | S$1,045,650 |
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.