Blk 494J Tampines St 45
Project page · 99-year lease from 2018
Based on 5 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 494J | 07 TO 09 | 92 sqm | S$698,888 | S$7,597 psm | ×1.000 | S$7,597 psm |
| Sept 2026 | Blk 492G | 10 TO 12 | 92 sqm | S$740,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Sept 2026 | Blk 494G | 04 TO 06 | 92 sqm | S$710,000 | S$7,717 psm | ×1.000 | S$7,717 psm |
| Mar 2026 | Blk 492G | 10 TO 12 | 92 sqm | S$712,888 | S$7,749 psm | ×0.997 | S$7,726 psm |
| Dec 2025 | Blk 494H | 01 TO 03 | 93 sqm | S$705,000 | S$7,581 psm | ×0.996 | S$7,551 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.
5.66% gross yield
S$40,200 of rent a year against the estimate above · 0.33 points above 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 90 to 99 years of lease left yield 5.33%, from 60 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$710,000?
Buying: Stamp duty on S$710,000 · Cash and CPF needed on S$710,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$710,000.
Each opens with this figure filled in; change anything there.
Primary schools near 494j 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
- Tampines North Primary School · 635 m · no 2025 Phase 2C ballot
- White Sands Primary School · 657 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 855 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pasir Ris Primary School · 1,214 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,357 m · no 2025 Phase 2C ballot
- 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 · 1,518 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,674 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,851 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$698,888 | S$7,597 psm |
| Feb 2026 | Blk 494J · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Jan 2026 | Blk 494J · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$825,000 | S$7,366 psm |
| Nov 2025 | Blk 494J · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$835,888 | S$7,397 psm |
| Aug 2025 | Blk 494J · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Aug 2025 | Blk 494J · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$785,000 | S$6,947 psm |
| May 2025 | Blk 494J · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Jul 2024 | Blk 494J · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jun 2024 | Blk 494J · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Feb 2024 | Blk 494J · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jan 2024 | Blk 494J · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$805,000 | S$7,188 psm |
| Jan 2024 | Blk 494J · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Dec 2023 | Blk 494J · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Dec 2023 | Blk 494J · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$477,000 | S$7,119 psm |
| Nov 2023 | Blk 494J · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Nov 2023 | Blk 494J · 3 ROOM · 01 TO 03 · Model A · 94 years left | 67 sqm | S$501,858 | S$7,490 psm |
| Oct 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Oct 2023 | Blk 494J · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Sept 2023 | Blk 494J · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jul 2023 | Blk 494J · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Jul 2023 | Blk 494J · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Jun 2023 | Blk 494J · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$678,000 | S$7,370 psm |
| May 2023 | Blk 494J · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$795,000 | S$7,035 psm |
| May 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$656,000 | S$7,130 psm |
| May 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2023 | Blk 494J · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Apr 2023 | Blk 494J · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$762,000 | S$6,743 psm |
| Apr 2023 | Blk 494J · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Apr 2023 | Blk 494J · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$718,800 | S$6,361 psm |
| Apr 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Mar 2023 | Blk 494J · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$748,000 | S$6,619 psm |
| Mar 2023 | Blk 494J · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Mar 2023 | Blk 494J · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Feb 2023 | Blk 494J · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$660,000 | S$7,174 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2024 | Blk 494J · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 494J · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 494J · 3 ROOM | S$3,100 | — |
| Aug 2023 | Blk 494J · 5 ROOM | S$3,500 | — |
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 90 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 | 85 years | S$674,998 | S$745,252 | S$807,122 | S$821,238 |
| 10 years | 80 years | S$633,769 | S$772,561 | S$906,161 | S$938,133 |
| 20 years | 70 years | S$559,040 | S$830,705 | S$1,142,855 | S$1,224,926 |
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.