Blk 450G Tampines St 42
Project page · 99-year lease from 1996
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 450A | 07 TO 09 | 106 sqm | S$672,000 | S$6,340 psm | ×1.000 | S$6,340 psm |
| Mar 2026 | Blk 446 | 10 TO 12 | 104 sqm | S$640,000 | S$6,154 psm | ×0.997 | S$6,136 psm |
| Feb 2026 | Blk 450A | 04 TO 06 | 106 sqm | S$685,000 | S$6,462 psm | ×0.997 | S$6,443 psm |
| Jan 2026 | Blk 444 | 01 TO 03 | 108 sqm | S$620,000 | S$5,741 psm | ×0.997 | S$5,724 psm |
How accurate is this estimate for Tampines St 42?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 30 sales in Tampines St 42 since.
- Median error
- 1.9%
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.
6.14% gross yield
S$40,200 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 24 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 457 | 4 ROOM | S$3,000 |
| Aug 2026 | 456 | 4 ROOM | S$3,200 |
| Aug 2026 | 455 | 4 ROOM | S$2,750 |
| Jun 2026 | 451 | 4 ROOM | S$3,900 |
| Jun 2026 | 459 | 4 ROOM | S$3,800 |
| Jun 2026 | 451 | 4 ROOM | S$3,400 |
| Jun 2026 | 449 | 4 ROOM | S$3,400 |
| Jun 2026 | 455 | 4 ROOM | S$3,300 |
median of 24 HDB rental approvals for 4 ROOM on Tampines St 42 since 2025-10.
Buying or selling at S$654,954?
Buying: Stamp duty on S$654,954 · Cash and CPF needed on S$654,954 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$654,954.
Each opens with this figure filled in; change anything there.
Primary schools near 450g Tampines St 42
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
- Gongshang Primary School · 312 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 438 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 739 m · no 2025 Phase 2C ballot
- Yumin Primary School · 739 m · no 2025 Phase 2C ballot
1 to 2 km
- East Spring Primary School · 1,073 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- White Sands Primary School · 1,153 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,264 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,581 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,821 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Poi Ching School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,890 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,899 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,932 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 450G · 5 ROOM · 04 TO 06 · Improved · 69 years left | 122 sqm | S$761,000 | S$6,238 psm |
| Sept 2025 | Blk 450G · 4 ROOM · 07 TO 09 · Model A · 70 years left | 106 sqm | S$730,888 | S$6,895 psm |
| Feb 2025 | Blk 450G · 4 ROOM · 10 TO 12 · Model A · 71 years left | 105 sqm | S$635,000 | S$6,048 psm |
| Jul 2024 | Blk 450G · 4 ROOM · 07 TO 09 · Model A · 71 years left | 107 sqm | S$627,000 | S$5,860 psm |
| Apr 2024 | Blk 450G · 4 ROOM · 10 TO 12 · Model A · 72 years left | 105 sqm | S$570,000 | S$5,429 psm |
| Mar 2024 | Blk 450G · 5 ROOM · 01 TO 03 · Improved · 72 years left | 122 sqm | S$687,000 | S$5,631 psm |
| Jan 2024 | Blk 450G · 4 ROOM · 01 TO 03 · Model A · 72 years left | 105 sqm | S$545,000 | S$5,190 psm |
| Mar 2023 | Blk 450G · 4 ROOM · 01 TO 03 · Model A · 73 years left | 105 sqm | S$545,000 | S$5,190 psm |
| Aug 2022 | Blk 450G · 4 ROOM · 07 TO 09 · Model A · 73 years left | 105 sqm | S$555,000 | S$5,286 psm |
Showing 9 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 450G · 5 ROOM | S$3,900 | — |
| Sept 2026 | Blk 450G · 5 ROOM | S$3,700 | — |
| Jul 2026 | Blk 450G · 5 ROOM | S$3,800 | — |
| Apr 2026 | Blk 450G · 5 ROOM | S$4,150 | — |
| Apr 2026 | Blk 450G · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 450G · 4 ROOM | S$2,550 | — |
| Nov 2025 | Blk 450G · 5 ROOM | S$3,600 | — |
| Oct 2025 | Blk 450G · 5 ROOM | S$3,900 | — |
| Apr 2025 | Blk 450G · 5 ROOM | S$3,300 | — |
| Apr 2025 | Blk 450G · 5 ROOM | S$3,300 | — |
| Jan 2025 | Blk 450G · 5 ROOM | S$3,500 | — |
| Oct 2024 | Blk 450G · 5 ROOM | S$3,900 | — |
| Oct 2024 | Blk 450G · 5 ROOM | S$3,600 | — |
| Sept 2024 | Blk 450G · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 450G · 5 ROOM | S$3,450 | — |
| Jan 2024 | Blk 450G · 4 ROOM | S$3,600 | — |
| Oct 2023 | Blk 450G · 5 ROOM | S$3,700 | — |
| May 2023 | Blk 450G · 5 ROOM | S$3,100 | — |
| Apr 2023 | Blk 450G · 5 ROOM | S$2,900 | — |
| Oct 2022 | Blk 450G · 5 ROOM | S$2,800 | — |
| Jun 2022 | Blk 450G · 5 ROOM | S$3,400 | — |
| Mar 2022 | Blk 450G · 5 ROOM | S$2,150 | — |
| Jan 2022 | Blk 450G · 5 ROOM | S$2,200 | — |
| Dec 2021 | Blk 450G · 4 ROOM | S$3,300 | — |
| Nov 2021 | Blk 450G · 5 ROOM | S$1,600 | — |
| Sept 2021 | Blk 450G · 5 ROOM | S$2,250 | — |
| May 2021 | Blk 450G · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 450G · 5 ROOM | S$2,200 | — |
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 68 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 | 63 years | S$634,505 | S$700,545 | S$758,704 | S$771,973 |
| 10 years | 58 years | S$612,167 | S$746,229 | S$875,275 | S$906,157 |
| 20 years | 48 years | S$554,937 | S$824,607 | S$1,134,467 | S$1,215,935 |
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.