Blk 498L Tampines St 45
Project page · 99-year lease from 1997
Based on 17 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 489B | 10 TO 12 | 107 sqm | S$675,000 | S$6,308 psm | ×1.000 | S$6,308 psm |
| Aug 2026 | Blk 498J | 07 TO 09 | 106 sqm | S$680,000 | S$6,415 psm | ×1.000 | S$6,415 psm |
| Jul 2026 | Blk 498H | 07 TO 09 | 106 sqm | S$640,000 | S$6,038 psm | ×1.000 | S$6,038 psm |
| Jul 2026 | Blk 498G | 01 TO 03 | 106 sqm | S$640,000 | S$6,038 psm | ×1.000 | S$6,038 psm |
| Jun 2026 | Blk 497B | 07 TO 09 | 102 sqm | S$658,000 | S$6,451 psm | ×1.000 | S$6,451 psm |
| May 2026 | Blk 487B | 07 TO 09 | 105 sqm | S$648,000 | S$6,171 psm | ×1.000 | S$6,171 psm |
| May 2026 | Blk 487B | 01 TO 03 | 109 sqm | S$610,000 | S$5,596 psm | ×1.000 | S$5,596 psm |
| May 2026 | Blk 497H | 04 TO 06 | 102 sqm | S$625,888 | S$6,136 psm | ×1.000 | S$6,136 psm |
| Apr 2026 | Blk 489A | 04 TO 06 | 104 sqm | S$580,000 | S$5,577 psm | ×1.000 | S$5,577 psm |
| Apr 2026 | Blk 488B | 07 TO 09 | 114 sqm | S$688,000 | S$6,035 psm | ×1.000 | S$6,035 psm |
| Mar 2026 | Blk 498M | 01 TO 03 | 106 sqm | S$635,000 | S$5,991 psm | ×0.997 | S$5,973 psm |
| Feb 2026 | Blk 488B | 04 TO 06 | 105 sqm | S$610,000 | S$5,810 psm | ×0.997 | S$5,792 psm |
| Feb 2026 | Blk 498M | 04 TO 06 | 106 sqm | S$640,000 | S$6,038 psm | ×0.997 | S$6,020 psm |
| Jan 2026 | Blk 491C | 01 TO 03 | 104 sqm | S$625,000 | S$6,010 psm | ×0.997 | S$5,992 psm |
| Jan 2026 | Blk 491F | 04 TO 06 | 105 sqm | S$635,000 | S$6,048 psm | ×0.997 | S$6,030 psm |
| Jan 2026 | Blk 498M | 04 TO 06 | 106 sqm | S$675,000 | S$6,368 psm | ×0.997 | S$6,349 psm |
| Dec 2025 | Blk 498G | 07 TO 09 | 106 sqm | S$650,000 | S$6,132 psm | ×0.996 | S$6,108 psm |
How accurate is this estimate for Tampines St 45?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 66 sales in Tampines St 45 since.
- Median error
- 3.1%
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.
6.28% gross yield
S$40,200 of rent a year against the estimate above · 0.41 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 34 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 | 497G | 4 ROOM | S$3,700 |
| Aug 2026 | 497H | 4 ROOM | S$3,700 |
| Aug 2026 | 497B | 4 ROOM | S$3,500 |
| Aug 2026 | 492G | 4 ROOM | S$3,500 |
| Aug 2026 | 489A | 4 ROOM | S$3,300 |
| Aug 2026 | 487B | 4 ROOM | S$3,300 |
| Aug 2026 | 489C | 4 ROOM | S$2,800 |
| Jul 2026 | 497B | 4 ROOM | S$3,800 |
median of 34 HDB rental approvals for 4 ROOM on Tampines St 45 since 2025-10.
Buying or selling at S$640,000?
Buying: Stamp duty on S$640,000 · Cash and CPF needed on S$640,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,000.
Each opens with this figure filled in; change anything there.
Primary schools near 498l Tampines St 45
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
- White Sands Primary School · 496 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 840 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 944 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- East Spring Primary School · 1,067 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Casuarina Primary School · 1,070 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pasir Ris Primary School · 1,181 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,342 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,342 m · no 2025 Phase 2C ballot
- Elias Park Primary School · 1,838 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Angsana Primary School · 1,961 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 2025 | Blk 498L · 4 ROOM · 07 TO 09 · Premium Apartment · 71 years left | 106 sqm | S$665,000 | S$6,274 psm |
| Sept 2023 | Blk 498L · 5 ROOM · 04 TO 06 · Premium Apartment · 73 years left | 125 sqm | S$690,000 | S$5,520 psm |
| Apr 2023 | Blk 498L · 5 ROOM · 01 TO 03 · Premium Apartment · 73 years left | 124 sqm | S$639,000 | S$5,153 psm |
| Mar 2022 | Blk 498L · 4 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 106 sqm | S$534,000 | S$5,038 psm |
| Nov 2021 | Blk 498L · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 124 sqm | S$585,000 | S$4,718 psm |
Showing 5 of 28.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 498L · 5 ROOM | S$3,800 | — |
| Apr 2026 | Blk 498L · EXECUTIVE | S$4,300 | — |
| Mar 2026 | Blk 498L · EXECUTIVE | S$4,000 | — |
| Dec 2025 | Blk 498L · 4 ROOM | S$3,800 | — |
| Dec 2024 | Blk 498L · EXECUTIVE | S$4,200 | — |
| Oct 2024 | Blk 498L · 4 ROOM | S$3,350 | — |
| Jul 2024 | Blk 498L · 5 ROOM | S$3,900 | — |
| May 2024 | Blk 498L · EXECUTIVE | S$4,500 | — |
| Jan 2024 | Blk 498L · 4 ROOM | S$3,800 | — |
| Nov 2023 | Blk 498L · EXECUTIVE | S$4,200 | — |
| Sept 2023 | Blk 498L · 5 ROOM | S$2,180 | — |
| Dec 2022 | Blk 498L · 4 ROOM | S$3,700 | — |
| Nov 2021 | Blk 498L · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 498L · 5 ROOM | S$2,080 | — |
| May 2021 | Blk 498L · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 498L · 5 ROOM | S$2,050 | — |
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 69 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 | 64 years | S$620,018 | S$684,550 | S$741,381 | S$754,347 |
| 10 years | 59 years | S$598,190 | S$729,191 | S$855,290 | S$885,468 |
| 20 years | 49 years | S$542,267 | S$805,780 | S$1,108,564 | S$1,188,173 |
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.