Blk 494E Tampines St 43
Project page · 99-year lease from 2015
Based on 3 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Blk 494D | 01 TO 03 | 68 sqm | S$550,000 | S$8,088 psm | ×0.996 | S$8,056 psm |
| Dec 2025 | Blk 494E | 10 TO 12 | 67 sqm | S$540,000 | S$8,060 psm | ×0.996 | S$8,028 psm |
| Aug 2025 | Blk 494D | 04 TO 06 | 67 sqm | S$528,000 | S$7,881 psm | ×0.996 | S$7,846 psm |
How accurate is this estimate for Tampines St 43?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 40 sales in Tampines St 43 since.
- Median error
- 3.4%
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.
6.25% gross yield
S$33,600 of rent a year against the estimate above · 0.21 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 433 | 3 ROOM | S$2,650 |
| Sept 2026 | 437 | 3 ROOM | S$2,000 |
| Jul 2026 | 494D | 3 ROOM | S$2,500 |
| May 2026 | 438 | 3 ROOM | S$2,900 |
| May 2026 | 433 | 3 ROOM | S$2,800 |
| May 2026 | 437 | 3 ROOM | S$1,800 |
| Apr 2026 | 437 | 3 ROOM | S$3,000 |
| Apr 2026 | 438 | 3 ROOM | S$2,750 |
median of 17 HDB rental approvals for 3 ROOM on Tampines St 43 since 2025-10.
Buying or selling at S$537,878?
Buying: Stamp duty on S$537,878 · Cash and CPF needed on S$537,878 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$537,878.
Each opens with this figure filled in; change anything there.
Primary schools near 494e Tampines St 43
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 · 554 m · no 2025 Phase 2C ballot
- White Sands Primary School · 770 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pasir Ris Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,386 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,386 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,416 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,452 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,550 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,803 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 494E · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Jan 2024 | Blk 494E · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Aug 2023 | Blk 494E · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Nov 2022 | Blk 494E · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Oct 2022 | Blk 494E · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jun 2022 | Blk 494E · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$430,000 | S$6,418 psm |
Showing 6 of 19.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 494E · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 494E · 3 ROOM | S$3,200 | — |
| Jan 2024 | Blk 494E · 3 ROOM | S$2,900 | — |
| Mar 2023 | Blk 494E · 3 ROOM | S$3,300 | — |
| Sept 2022 | Blk 494E · 3 ROOM | S$3,000 | — |
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 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$505,025 | S$557,588 | S$603,879 | S$614,440 |
| 10 years | 77 years | S$472,029 | S$575,401 | S$674,906 | S$698,719 |
| 20 years | 67 years | S$427,349 | S$635,019 | S$873,637 | S$936,375 |
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.