Blk 116A Jln Tenteram
JLN TENTERAM · KALLANG/WHAMPOA · Singapore 321116 · D12
Median PSF · 12m
S$901
Median price · 12m
S$670K
Latest sale
S$660K
Sep 2026
1-year change
+6.1%
Sales · 12m
14
130 all time
Gross yield
5.59%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +21.2%
- Annualised
- +4.1%
- Transactions
- 121
- 1 year
- +6.1%
- 3 years p.a.
- +5.2%
- 5 years p.a.
- +4.2%
- Median size
- 1,001 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 116A Jln Tenteram | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$901 | S$646 | +39.6% |
| Median price | S$670K | S$680K | -1.5% |
| Gross rental yield | 5.59% | 6.68% | -1.1 pts |
| 1-year price change | +6.1% | -4.1% | +10.2 pts |
This development trades about 40% above the D12 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,700
Contracts · 12m
3
Implied annual rent
S$44K
Gross yield
5.59%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,750 |
| 3 ROOM | 1 | S$3,400 |
Investment analysis
Investment score 43 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
43/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%94
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%70
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%63
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%28
Gross yield against every other development in its segment.
- Locationweight 15%24
Distance to the nearest rail station, plus schools within 1 km. Nearest is Boon Keng MRT at 890 m.
- Valuationweight 22%4
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Boon Keng MRT890 m
- Potong Pasir MRT1.1 km
- Geylang Bahru MRT1.4 km
- Bendemeer MRT1.5 km
Schools within 2 km
- Bendemeer Secondary Schoolsecondary (s1-s5)280 m
- Hong Wen Schoolprimary670 m
- St Andrew'S School (Junior)primary700 m
- St Andrew'S Junior Collegejunior college750 m
- St Andrew'S School (Secondary)secondary (s1-s5)750 m
- Bendemeer Primary Schoolprimary790 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units2.0 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | 3 ROOM | S$660,000 | 721 sqft | S$915 | 13 TO 15 | 90 yr 3 mo |
| Sep 2026 | 3 ROOM | S$660,000 | 721 sqft | S$915 | 13 TO 15 | 90 yr 3 mo |
| Aug 2026 | 4 ROOM | S$878,000 | 1,001 sqft | S$877 | 28 TO 30 | 90 yr 3 mo |
| Aug 2026 | 4 ROOM | S$878,000 | 1,001 sqft | S$877 | 28 TO 30 | 90 yr 3 mo |
| Aug 2026 | 4 ROOM | S$820,000 | 1,001 sqft | S$819 | 01 TO 03 | 90 yr 4 mo |
| Aug 2026 | 4 ROOM | S$820,000 | 1,001 sqft | S$819 | 01 TO 03 | 90 yr 4 mo |
| Jul 2026 | 4 ROOM | S$930,000 | 1,001 sqft | S$929 | 31 TO 33 | 90 yr 4 mo |
| Jul 2026 | 4 ROOM | S$930,000 | 1,001 sqft | S$929 | 31 TO 33 | 90 yr 4 mo |
| Jun 2026 | 3 ROOM | S$670,000 | 721 sqft | S$929 | 22 TO 24 | 90 yr 5 mo |
| Jun 2026 | 3 ROOM | S$670,000 | 721 sqft | S$929 | 22 TO 24 | 90 yr 5 mo |
| Apr 2026 | 3 ROOM | S$635,000 | 721 sqft | S$880 | 07 TO 09 | 90 yr 8 mo |
| Apr 2026 | 3 ROOM | S$635,000 | 721 sqft | S$880 | 07 TO 09 | 90 yr 8 mo |
| Dec 2025 | 3 ROOM | S$650,000 | 721 sqft | S$901 | 25 TO 27 | 91 yrs |
| Dec 2025 | 3 ROOM | S$650,000 | 721 sqft | S$901 | 25 TO 27 | 91 yrs |
| Sep 2025 | 4 ROOM | S$908,000 | 1,001 sqft | S$907 | 25 TO 27 | 91 yr 3 mo |
| Sep 2025 | 4 ROOM | S$908,000 | 1,001 sqft | S$907 | 25 TO 27 | 91 yr 3 mo |
| Sep 2025 | 4 ROOM | S$900,000 | 1,001 sqft | S$899 | 25 TO 27 | 91 yr 2 mo |
| Sep 2025 | 4 ROOM | S$900,000 | 1,001 sqft | S$899 | 25 TO 27 | 91 yr 2 mo |
| Aug 2025 | 4 ROOM | S$755,000 | 1,001 sqft | S$754 | 01 TO 03 | 91 yr 3 mo |
| Aug 2025 | 4 ROOM | S$755,000 | 1,001 sqft | S$754 | 01 TO 03 | 91 yr 3 mo |
| May 2025 | 3 ROOM | S$675,000 | 721 sqft | S$936 | 31 TO 33 | 91 yr 6 mo |
| May 2025 | 3 ROOM | S$675,000 | 721 sqft | S$936 | 31 TO 33 | 91 yr 6 mo |
| Apr 2025 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 04 TO 06 | 91 yr 8 mo |
| Apr 2025 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 04 TO 06 | 91 yr 8 mo |
| Mar 2025 | 3 ROOM | S$595,000 | 721 sqft | S$825 | 07 TO 09 | 91 yr 9 mo |
| Mar 2025 | 3 ROOM | S$595,000 | 721 sqft | S$825 | 07 TO 09 | 91 yr 9 mo |
| Feb 2025 | 4 ROOM | S$890,000 | 1,001 sqft | S$889 | 25 TO 27 | 91 yr 10 mo |
| Feb 2025 | 4 ROOM | S$890,000 | 1,001 sqft | S$889 | 25 TO 27 | 91 yr 10 mo |
| Feb 2025 | 4 ROOM | S$850,000 | 1,001 sqft | S$849 | 16 TO 18 | 91 yr 10 mo |
| Feb 2025 | 4 ROOM | S$850,000 | 1,001 sqft | S$849 | 16 TO 18 | 91 yr 10 mo |
| Dec 2024 | 3 ROOM | S$608,000 | 721 sqft | S$843 | 10 TO 12 | 92 yrs |
| Dec 2024 | 3 ROOM | S$608,000 | 721 sqft | S$843 | 10 TO 12 | 92 yrs |
| Oct 2024 | 4 ROOM | S$885,000 | 1,001 sqft | S$884 | 28 TO 30 | 92 yr 2 mo |
| Oct 2024 | 4 ROOM | S$885,000 | 1,001 sqft | S$884 | 28 TO 30 | 92 yr 2 mo |
| Oct 2024 | 4 ROOM | S$872,888 | 1,001 sqft | S$872 | 25 TO 27 | 92 yr 2 mo |
| Oct 2024 | 4 ROOM | S$872,888 | 1,001 sqft | S$872 | 25 TO 27 | 92 yr 2 mo |
| Oct 2024 | 3 ROOM | S$653,000 | 721 sqft | S$905 | 19 TO 21 | 92 yr 2 mo |
| Oct 2024 | 3 ROOM | S$653,000 | 721 sqft | S$905 | 19 TO 21 | 92 yr 2 mo |
| Sep 2024 | 4 ROOM | S$905,000 | 1,001 sqft | S$904 | 22 TO 24 | 92 yr 3 mo |
| Sep 2024 | 4 ROOM | S$905,000 | 1,001 sqft | S$904 | 22 TO 24 | 92 yr 3 mo |
Showing the 40 most recent of 130 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 116B Jln Tenteram
S$943
+5.5%20 sales5.4% yield
Blk 19 Jln Tenteram
S$743
-1.3%6 sales5.9% yield
Blk 18 Jln Tenteram
S$771
+1.4%4 sales5.5% yield
Blk 117B Jln Tenteram
S$902
+2.7%12 sales6.4% yield
Blk 117A Jln Tenteram
S$857
+5.8%12 sales5.9% yield
Blk 17 Jln Tenteram
S$743
+2.7%8 sales6.7% yield
Blk 27 Jln Bahagia
S$498
-2.2%2 sales10.7% yield
Blk 28 Jln Bahagia
S$510
-0.8%4 sales10.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.