Blk 420 Tampines St 41
TAMPINES ST 41 · TAMPINES · Singapore 520420 · D18
Median PSF · 12m
S$559
Median price · 12m
S$445K
Latest sale
S$445K
Jun 2026
1-year change
-6.0%
Sales · 12m
1
165 all time
Gross yield
6.54%
1 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
- +28.1%
- Annualised
- +15.2%
- Transactions
- 8
- 1 year
- -6.0%
- 3 years p.a.
- +1.1%
- 5 years p.a.
- +5.1%
- Median size
- 797 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 420 Tampines St 41 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$559 | S$601 | -7.1% |
| Median price | S$445K | S$720K | -38.2% |
| Gross rental yield | 6.54% | 6.01% | +0.5 pts |
| 1-year price change | -6.0% | +0.7% | -6.6 pts |
This development trades about 7% below the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,900
Contracts · 12m
1
Implied annual rent
S$35K
Gross yield
6.54%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 1 | S$2,900 |
Investment analysis
Investment score 40 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
40/100
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%63
How its median price per square foot compares with its own district.
- Rental yieldweight 20%60
Gross yield against every other development in its segment.
- Locationweight 15%48
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 570 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%14
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 MRT570 m
- Tampines East MRT880 m
Schools within 2 km
- Gongshang Primary Schoolprimary190 m
- Tampines North Primary Schoolprimary320 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)430 m
- Yumin Primary Schoolprimary800 m
- Chongzheng Primary Schoolprimary900 m
- Temasek Junior Collegemixed level (s1-jc2)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.4 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | S$445,000 | 797 sqft | S$559 | 04 TO 06 | 58 yr 1 mo |
| Jul 2025 | 4 ROOM | S$673,000 | 1,130 sqft | S$595 | 07 TO 09 | 59 yrs |
| Mar 2025 | 4 ROOM | S$670,000 | 1,130 sqft | S$593 | 07 TO 09 | 59 yr 4 mo |
| Mar 2024 | 3 ROOM | S$410,000 | 797 sqft | S$515 | 01 TO 03 | 60 yr 4 mo |
| Aug 2023 | 3 ROOM | S$430,000 | 797 sqft | S$540 | 04 TO 06 | 61 yrs |
| Nov 2021 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 10 TO 12 | 62 yr 7 mo |
| Jun 2021 | 4 ROOM | S$465,000 | 1,130 sqft | S$411 | 07 TO 09 | 63 yr 1 mo |
| Apr 2021 | 3 ROOM | S$367,000 | 797 sqft | S$461 | 07 TO 09 | 63 yr 2 mo |
| Jul 2020 | 3 ROOM | S$306,500 | 797 sqft | S$385 | 04 TO 06 | 64 yrs |
| Aug 2019 | 4 ROOM | S$426,000 | 1,119 sqft | S$381 | 07 TO 09 | 64 yr 10 mo |
| Oct 2018 | 3 ROOM | S$346,000 | 797 sqft | S$434 | 01 TO 03 | 65 yr 9 mo |
| Sep 2018 | 4 ROOM | S$420,000 | 1,130 sqft | S$372 | 04 TO 06 | 65 yr 10 mo |
| Feb 2018 | 3 ROOM | S$338,000 | 797 sqft | S$424 | 10 TO 12 | 66 yr 4 mo |
| Feb 2018 | 3 ROOM | S$335,000 | 797 sqft | S$421 | 04 TO 06 | 66 yr 4 mo |
| Sep 2017 | 4 ROOM | S$400,000 | 1,130 sqft | S$354 | 10 TO 12 | 66 yr 10 mo |
| Jun 2017 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 10 TO 12 | 67 yrs |
| Mar 2017 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 04 TO 06 | 67 yr 3 mo |
| Oct 2016 | 3 ROOM | S$341,500 | 797 sqft | S$429 | 07 TO 09 | 67 yrs |
| Jun 2016 | 4 ROOM | S$390,000 | 1,130 sqft | S$345 | 01 TO 03 | 68 yrs |
| May 2016 | 4 ROOM | S$426,800 | 1,119 sqft | S$381 | 04 TO 06 | 68 yrs |
| Apr 2016 | 3 ROOM | S$335,000 | 797 sqft | S$421 | 04 TO 06 | 68 yrs |
| Jul 2015 | 3 ROOM | S$352,500 | 797 sqft | S$443 | 07 TO 09 | 68 yrs |
| Mar 2014 | 4 ROOM | S$490,000 | 1,119 sqft | S$438 | 10 TO 12 | 69 yr 10 mo |
| Feb 2014 | 4 ROOM | S$460,000 | 1,130 sqft | S$407 | 04 TO 06 | 69 yr 11 mo |
| Jan 2014 | 3 ROOM | S$373,000 | 797 sqft | S$468 | 04 TO 06 | 70 yrs |
| May 2013 | 3 ROOM | S$390,000 | 797 sqft | S$490 | 07 TO 09 | 70 yr 8 mo |
| Apr 2013 | 3 ROOM | S$395,000 | 797 sqft | S$496 | 04 TO 06 | 70 yr 9 mo |
| Dec 2012 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 10 TO 12 | 71 yr 1 mo |
| Dec 2012 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 01 TO 03 | 71 yr 1 mo |
| Sep 2012 | 3 ROOM | S$390,000 | 797 sqft | S$490 | 10 TO 12 | 71 yr 4 mo |
| May 2012 | 4 ROOM | S$452,000 | 1,119 sqft | S$404 | 01 TO 05 | 71 yr 8 mo |
| Apr 2012 | 3 ROOM | S$371,000 | 797 sqft | S$466 | 11 TO 15 | 71 yr 9 mo |
| Mar 2012 | 3 ROOM | S$370,000 | 797 sqft | S$465 | 06 TO 10 | 71 yr 10 mo |
| Dec 2011 | 3 ROOM | S$356,000 | 797 sqft | S$447 | 01 TO 03 | 72 yr 1 mo |
| Dec 2011 | 3 ROOM | S$356,000 | 797 sqft | S$447 | 01 TO 03 | 72 yr 1 mo |
| Nov 2011 | 4 ROOM | S$440,000 | 1,163 sqft | S$378 | 07 TO 09 | 72 yr 2 mo |
| Jun 2011 | 4 ROOM | S$442,888 | 1,130 sqft | S$392 | 10 TO 12 | 72 yr 7 mo |
| Dec 2010 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 10 TO 12 | 73 yr 1 mo |
| Nov 2010 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 01 TO 03 | 73 yr 2 mo |
| Jun 2010 | 3 ROOM | S$315,000 | 797 sqft | S$395 | 07 TO 09 | 73 yr 7 mo |
Showing the 40 most recent of 165 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 421 Tampines St 41
S$559
-3.5%2 sales5.9% yield
Blk 418 Tampines St 41
S$549
-11.4%6 sales7.0% yield
Blk 422 Tampines St 41
S$659
+0.1%2 sales7.2% yield
Blk 424 Tampines St 41
S$576
-4.5%4 sales6.9% yield
Blk 423 Tampines St 41
S$556
-9.4%1 sales6.4% yield
Blk 419 Tampines St 41
S$638
-2.3%6 sales7.5% yield
Blk 417 Tampines St 41
S$681
-4.3%3 sales7.2% yield
Blk 416 Tampines St 41
S$592
-9.2%1 sales5.8% 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.