Blk 495F Tampines St 43
Project page · 99-year lease from 1994
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 495D | 04 TO 06 | 146 sqm | S$890,000 | S$6,096 psm | ×1.000 | S$6,096 psm |
| Aug 2026 | Blk 495B | 07 TO 09 | 147 sqm | S$943,000 | S$6,415 psm | ×1.000 | S$6,415 psm |
| Aug 2026 | Blk 484 | 01 TO 03 | 165 sqm | S$1,000,000 | S$6,061 psm | ×1.000 | S$6,061 psm |
| Jul 2026 | Blk 495C | 07 TO 09 | 146 sqm | S$945,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| Jul 2026 | Blk 495E | 04 TO 06 | 146 sqm | S$920,000 | S$6,301 psm | ×1.000 | S$6,301 psm |
| May 2026 | Blk 495F | 10 TO 12 | 147 sqm | S$957,888 | S$6,516 psm | ×1.000 | S$6,516 psm |
| Jan 2026 | Blk 495A | 10 TO 12 | 146 sqm | S$905,000 | S$6,199 psm | ×0.997 | S$6,180 psm |
| Jan 2026 | Blk 495C | 04 TO 06 | 146 sqm | S$920,000 | S$6,301 psm | ×0.997 | S$6,283 psm |
| Dec 2025 | Blk 495C | 07 TO 09 | 147 sqm | S$938,000 | S$6,381 psm | ×0.996 | S$6,356 psm |
| Dec 2025 | Blk 495D | 04 TO 06 | 146 sqm | S$950,000 | S$6,507 psm | ×0.996 | S$6,481 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.
4.94% gross yield
S$45,600 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 495F | EXECUTIVE | S$4,150 |
| Jul 2026 | 495E | EXECUTIVE | S$3,500 |
| Mar 2026 | 495F | EXECUTIVE | S$3,700 |
| Feb 2026 | 495B | EXECUTIVE | S$3,800 |
| Jan 2026 | 495F | EXECUTIVE | S$4,100 |
median of 5 HDB rental approvals for EXECUTIVE on Tampines St 43 since 2025-10.
Buying or selling at S$923,979?
Buying: Stamp duty on S$923,979 · Cash and CPF needed on S$923,979 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$923,979.
Each opens with this figure filled in; change anything there.
Primary schools near 495f 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 · 525 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 810 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 828 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pasir Ris Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,359 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,398 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,398 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,487 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,509 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,787 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 495F · EXECUTIVE · 10 TO 12 · Apartment · 67 years left | 147 sqm | S$957,888 | S$6,516 psm |
| Sept 2025 | Blk 495F · EXECUTIVE · 10 TO 12 · Apartment · 67 years left | 146 sqm | S$938,000 | S$6,425 psm |
| Mar 2025 | Blk 495F · EXECUTIVE · 07 TO 09 · Apartment · 68 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Feb 2025 | Blk 495F · EXECUTIVE · 07 TO 09 · Apartment · 68 years left | 146 sqm | S$920,000 | S$6,301 psm |
| Nov 2024 | Blk 495F · EXECUTIVE · 07 TO 09 · Apartment · 68 years left | 146 sqm | S$838,000 | S$5,740 psm |
| Jun 2024 | Blk 495F · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 147 sqm | S$850,000 | S$5,782 psm |
| Sept 2022 | Blk 495F · EXECUTIVE · 13 TO 15 · Apartment · 70 years left | 147 sqm | S$815,000 | S$5,544 psm |
| Jul 2022 | Blk 495F · EXECUTIVE · 01 TO 03 · Apartment · 71 years left | 146 sqm | S$760,000 | S$5,205 psm |
Showing 8 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 495F · EXECUTIVE | S$4,150 | — |
| Mar 2026 | Blk 495F · EXECUTIVE | S$3,700 | — |
| Jan 2026 | Blk 495F · EXECUTIVE | S$4,100 | — |
| Jul 2025 | Blk 495F · EXECUTIVE | S$3,700 | — |
| Apr 2025 | Blk 495F · EXECUTIVE | S$3,500 | — |
| Oct 2024 | Blk 495F · EXECUTIVE | S$3,500 | — |
| May 2024 | Blk 495F · EXECUTIVE | S$4,150 | — |
| Apr 2024 | Blk 495F · EXECUTIVE | S$3,700 | — |
| Oct 2023 | Blk 495F · EXECUTIVE | S$3,500 | — |
| Mar 2023 | Blk 495F · EXECUTIVE | S$3,600 | — |
| Mar 2023 | Blk 495F · EXECUTIVE | S$2,800 | — |
| Oct 2022 | Blk 495F · EXECUTIVE | S$2,500 | — |
| Jun 2022 | Blk 495F · EXECUTIVE | S$3,850 | — |
| Mar 2022 | Blk 495F · EXECUTIVE | S$2,400 | — |
| Feb 2022 | Blk 495F · EXECUTIVE | S$2,100 | — |
| Oct 2021 | Blk 495F · EXECUTIVE | S$2,200 | — |
| May 2021 | Blk 495F · EXECUTIVE | S$2,150 | — |
| Mar 2021 | Blk 495F · EXECUTIVE | S$2,400 | — |
| Feb 2021 | Blk 495F · EXECUTIVE | S$2,100 | — |
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 66 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 | 61 years | S$895,130 | S$988,296 | S$1,070,343 | S$1,089,063 |
| 10 years | 56 years | S$863,617 | S$1,052,744 | S$1,234,796 | S$1,278,364 |
| 20 years | 46 years | S$782,879 | S$1,163,317 | S$1,600,452 | S$1,715,384 |
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.