Blk 416 Tampines St 41
TAMPINES ST 41 · TAMPINES · Singapore 520416 · D18
Median PSF · 12m
S$592
Median price · 12m
S$535K
Latest sale
S$535K
Apr 2026
1-year change
-9.2%
Sales · 12m
1
115 all time
Gross yield
5.80%
2 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
- +31.3%
- Annualised
- +12.9%
- Transactions
- 12
- 1 year
- -9.2%
- 3 years p.a.
- +1.0%
- 5 years p.a.
- +5.7%
- Median size
- 904 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 416 Tampines St 41 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$592 | S$601 | -1.6% |
| Median price | S$535K | S$720K | -25.7% |
| Gross rental yield | 5.80% | 6.01% | -0.2 pts |
| 1-year price change | -9.2% | +0.7% | -9.9 pts |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,850
Contracts · 12m
2
Implied annual rent
S$34K
Gross yield
5.80%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$2,850 |
Investment analysis
Investment score 30 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
30/100
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.
- Valuationweight 22%46
How its median price per square foot compares with its own district.
- Locationweight 15%40
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 670 m.
- Rental yieldweight 20%34
Gross yield against every other development in its segment.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%13
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
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
- Tampines MRT670 m
- Tampines East MRT940 m
- Tampines North MRT1.5 km
- Pasir Ris MRT1.5 km
Schools within 2 km
- Tampines North Primary Schoolprimary210 m
- Gongshang Primary Schoolprimary290 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)580 m
- Meridian Secondary Schoolsecondary (s1-s5)920 m
- Yumin Primary Schoolprimary940 m
- Dunman Secondary Schoolsecondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.2 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | S$535,000 | 904 sqft | S$592 | 01 TO 03 | 60 yr 1 mo |
| Sep 2025 | 4 ROOM | S$578,888 | 904 sqft | S$640 | 07 TO 09 | 60 yr 7 mo |
| Aug 2025 | 4 ROOM | S$600,000 | 904 sqft | S$664 | 10 TO 12 | 60 yr 9 mo |
| Aug 2024 | 4 ROOM | S$603,333 | 1,119 sqft | S$539 | 10 TO 12 | 61 yr 9 mo |
| Apr 2024 | 4 ROOM | S$580,000 | 1,109 sqft | S$523 | 04 TO 06 | 62 yrs |
| Feb 2024 | 4 ROOM | S$570,000 | 1,119 sqft | S$509 | 01 TO 03 | 62 yr 2 mo |
| Jan 2024 | 4 ROOM | S$508,000 | 904 sqft | S$562 | 10 TO 12 | 62 yr 3 mo |
| Jun 2023 | 4 ROOM | S$520,000 | 904 sqft | S$575 | 07 TO 09 | 62 yr 11 mo |
| Jun 2022 | 4 ROOM | S$505,000 | 904 sqft | S$559 | 10 TO 12 | 63 yr 10 mo |
| Dec 2021 | 4 ROOM | S$424,000 | 904 sqft | S$469 | 10 TO 12 | 64 yr 6 mo |
| Jun 2021 | 4 ROOM | S$410,000 | 904 sqft | S$453 | 07 TO 09 | 65 yrs |
| Jun 2021 | 4 ROOM | S$405,000 | 904 sqft | S$448 | 07 TO 09 | 64 yr 11 mo |
| Dec 2020 | 4 ROOM | S$450,000 | 1,109 sqft | S$406 | 10 TO 12 | 65 yr 5 mo |
| Sep 2019 | 4 ROOM | S$450,000 | 1,109 sqft | S$406 | 10 TO 12 | 66 yr 7 mo |
| Sep 2019 | 4 ROOM | S$378,000 | 904 sqft | S$418 | 07 TO 09 | 66 yr 7 mo |
| Nov 2018 | 4 ROOM | S$413,000 | 1,109 sqft | S$373 | 01 TO 03 | 67 yr 5 mo |
| Jun 2018 | 4 ROOM | S$410,000 | 904 sqft | S$453 | 10 TO 12 | 67 yr 10 mo |
| Feb 2018 | 4 ROOM | S$380,000 | 904 sqft | S$420 | 04 TO 06 | 68 yr 3 mo |
| Oct 2017 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 10 TO 12 | 68 yr 6 mo |
| Apr 2017 | 4 ROOM | S$390,000 | 904 sqft | S$431 | 04 TO 06 | 69 yrs |
| Aug 2016 | 4 ROOM | S$410,000 | 904 sqft | S$453 | 10 TO 12 | 69 yrs |
| Oct 2013 | 4 ROOM | S$435,000 | 904 sqft | S$481 | 10 TO 12 | 72 yr 3 mo |
| May 2013 | 4 ROOM | S$476,000 | 1,119 sqft | S$425 | 07 TO 09 | 72 yr 8 mo |
| Nov 2012 | 4 ROOM | S$409,000 | 904 sqft | S$452 | 01 TO 03 | 73 yr 2 mo |
| Sep 2012 | 4 ROOM | S$416,000 | 904 sqft | S$460 | 04 TO 06 | 73 yr 4 mo |
| Jun 2012 | 4 ROOM | S$413,000 | 904 sqft | S$457 | 10 TO 12 | 73 yr 7 mo |
| May 2012 | 4 ROOM | S$473,888 | 1,119 sqft | S$423 | 01 TO 05 | 73 yr 8 mo |
| Apr 2011 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 01 TO 03 | 74 yr 9 mo |
| Feb 2011 | 4 ROOM | S$348,000 | 904 sqft | S$385 | 07 TO 09 | 74 yr 11 mo |
| Nov 2010 | 4 ROOM | S$375,000 | 904 sqft | S$415 | 10 TO 12 | 75 yr 2 mo |
| Jul 2010 | 4 ROOM | S$355,000 | 904 sqft | S$393 | 10 TO 12 | 75 yr 6 mo |
| Jul 2010 | 4 ROOM | S$349,850 | 904 sqft | S$387 | 01 TO 03 | 75 yr 6 mo |
| Dec 2009 | 4 ROOM | S$320,000 | 904 sqft | S$354 | 04 TO 06 | 76 yr 1 mo |
| Oct 2009 | 4 ROOM | S$325,000 | 904 sqft | S$359 | 07 TO 09 | 76 yr 3 mo |
| Feb 2009 | 4 ROOM | S$285,000 | 904 sqft | S$315 | 04 TO 06 | 76 yr 11 mo |
| Apr 2008 | 4 ROOM | S$258,000 | 904 sqft | S$285 | 10 TO 12 | 77 yr 9 mo |
| Mar 2008 | 4 ROOM | S$265,000 | 904 sqft | S$293 | 04 TO 06 | 77 yr 10 mo |
| Sep 2007 | 4 ROOM | S$318,000 | 1,109 sqft | S$287 | 10 TO 12 | 78 yr 4 mo |
| Apr 2007 | 4 ROOM | S$213,000 | 904 sqft | S$236 | 01 TO 03 | 78 yr 9 mo |
| Mar 2007 | 4 ROOM | S$215,000 | 904 sqft | S$238 | 07 TO 09 | 78 yr 10 mo |
Showing the 40 most recent of 115 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 417 Tampines St 41
S$681
-4.3%3 sales7.2% yield
Blk 426 Tampines St 41
S$590
-3.1%2 sales4.6% yield
Blk 425 Tampines St 41
S$561
-2.4%2 sales6.0% yield
Blk 418 Tampines St 41
S$549
-11.4%6 sales7.0% yield
Blk 414 Tampines St 41
S$619
+4.3%1 sales7.1% yield
Blk 411 Tampines St 41
S$674
+18.3%3 sales6.2% yield
Blk 412 Tampines St 41
S$626
+9.6%6 sales7.0% yield
Blk 410 Tampines St 41
S$651
-3.3%2 sales7.2% 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.