Blk 421 Tampines St 41
TAMPINES ST 41 · TAMPINES · Singapore 520421 · D18
Median PSF · 12m
S$559
Median price · 12m
S$625K
Latest sale
S$605K
Mar 2026
1-year change
-3.5%
Sales · 12m
2
167 all time
Gross yield
5.90%
6 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
- +23.0%
- Annualised
- +8.6%
- Transactions
- 14
- 1 year
- -3.5%
- 3 years p.a.
- —
- 5 years p.a.
- +4.9%
- Median size
- 1,119 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 421 Tampines St 41 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$559 | S$601 | -7.1% |
| Median price | S$625K | S$720K | -13.1% |
| Gross rental yield | 5.90% | 6.01% | -0.1 pts |
| 1-year price change | -3.5% | +0.7% | -4.2 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$2,700
Contracts · 12m
6
Implied annual rent
S$32K
Gross yield
5.90%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 4 | S$2,700 |
| 4 ROOM | 2 | S$2,750 |
Investment analysis
Investment score 38 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
38/100
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.
- Locationweight 15%54
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 550 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%38
Gross yield against every other development in its segment.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%3
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT550 m
- Tampines East MRT880 m
Schools within 2 km
- Gongshang Primary Schoolprimary180 m
- Tampines North Primary Schoolprimary350 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)400 m
- Yumin Primary Schoolprimary770 m
- Chongzheng Primary Schoolprimary870 m
- Tampines Primary Schoolprimary950 m
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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | S$605,000 | 1,119 sqft | S$540 | 01 TO 03 | 58 yr 4 mo |
| Dec 2025 | 4 ROOM | S$645,888 | 1,119 sqft | S$577 | 07 TO 09 | 58 yr 7 mo |
| Apr 2025 | 4 ROOM | S$660,000 | 1,163 sqft | S$568 | 07 TO 09 | 59 yr 3 mo |
| Apr 2025 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 04 TO 06 | 59 yr 2 mo |
| Sep 2024 | 4 ROOM | S$590,000 | 1,119 sqft | S$527 | 04 TO 06 | 59 yr 10 mo |
| May 2024 | 4 ROOM | S$590,000 | 1,119 sqft | S$527 | 04 TO 06 | 60 yr 2 mo |
| Nov 2023 | 4 ROOM | S$588,588 | 1,130 sqft | S$521 | 10 TO 12 | 60 yr 8 mo |
| Aug 2022 | 3 ROOM | S$428,000 | 797 sqft | S$537 | 10 TO 12 | 62 yrs |
| Jul 2022 | 3 ROOM | S$385,000 | 797 sqft | S$483 | 10 TO 12 | 62 yrs |
| Apr 2022 | 3 ROOM | S$380,000 | 797 sqft | S$477 | 04 TO 06 | 62 yr 3 mo |
| Nov 2021 | 3 ROOM | S$380,000 | 797 sqft | S$477 | 10 TO 12 | 62 yr 8 mo |
| Feb 2021 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 01 TO 03 | 63 yr 4 mo |
| Jan 2021 | 4 ROOM | S$480,000 | 1,130 sqft | S$425 | 04 TO 06 | 63 yr 6 mo |
| Jan 2021 | 3 ROOM | S$352,000 | 797 sqft | S$442 | 04 TO 06 | 63 yr 6 mo |
| Nov 2020 | 3 ROOM | S$369,000 | 797 sqft | S$463 | 07 TO 09 | 63 yr 8 mo |
| Aug 2019 | 4 ROOM | S$455,000 | 1,130 sqft | S$403 | 10 TO 12 | 64 yr 10 mo |
| Aug 2018 | 3 ROOM | S$348,000 | 797 sqft | S$437 | 07 TO 09 | 65 yr 11 mo |
| Jun 2018 | 3 ROOM | S$345,000 | 797 sqft | S$433 | 10 TO 12 | 66 yr 1 mo |
| Jul 2017 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 10 TO 12 | 66 yr 11 mo |
| Jan 2017 | 4 ROOM | S$413,888 | 1,130 sqft | S$366 | 04 TO 06 | 67 yr 5 mo |
| Jul 2016 | 3 ROOM | S$338,000 | 797 sqft | S$424 | 04 TO 06 | 67 yrs |
| Sep 2015 | 4 ROOM | S$430,000 | 1,119 sqft | S$384 | 04 TO 06 | 68 yrs |
| Sep 2014 | 3 ROOM | S$372,000 | 797 sqft | S$467 | 04 TO 06 | 69 yr 4 mo |
| Sep 2014 | 3 ROOM | S$352,000 | 797 sqft | S$442 | 10 TO 12 | 69 yr 4 mo |
| Jul 2014 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 04 TO 06 | 69 yr 6 mo |
| Aug 2013 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 04 TO 06 | 70 yr 5 mo |
| Jun 2013 | 4 ROOM | S$509,000 | 1,130 sqft | S$450 | 07 TO 09 | 70 yr 7 mo |
| Jun 2013 | 3 ROOM | S$388,000 | 797 sqft | S$487 | 10 TO 12 | 70 yr 7 mo |
| May 2013 | 3 ROOM | S$390,000 | 797 sqft | S$490 | 01 TO 03 | 70 yr 8 mo |
| Sep 2012 | 4 ROOM | S$465,000 | 1,130 sqft | S$411 | 07 TO 09 | 71 yr 4 mo |
| Sep 2012 | 4 ROOM | S$459,500 | 1,130 sqft | S$407 | 01 TO 03 | 71 yr 4 mo |
| Jul 2012 | 4 ROOM | S$467,000 | 1,130 sqft | S$413 | 04 TO 06 | 71 yr 6 mo |
| Mar 2012 | 3 ROOM | S$370,888 | 797 sqft | S$466 | 01 TO 05 | 71 yr 10 mo |
| Jan 2012 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 04 TO 06 | 72 yrs |
| Sep 2011 | 3 ROOM | S$363,000 | 797 sqft | S$456 | 07 TO 09 | 72 yr 4 mo |
| Aug 2011 | 3 ROOM | S$359,500 | 797 sqft | S$451 | 01 TO 03 | 72 yr 5 mo |
| Mar 2011 | 3 ROOM | S$365,000 | 797 sqft | S$458 | 07 TO 09 | 72 yr 10 mo |
| Jan 2011 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 10 TO 12 | 73 yrs |
| Sep 2010 | 3 ROOM | S$327,000 | 797 sqft | S$411 | 07 TO 09 | 73 yr 4 mo |
| Jun 2010 | 3 ROOM | S$338,000 | 797 sqft | S$424 | 07 TO 09 | 73 yr 7 mo |
Showing the 40 most recent of 167 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 420 Tampines St 41
S$559
-6.0%1 sales6.5% yield
Blk 423 Tampines St 41
S$556
-9.4%1 sales6.4% 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 418 Tampines St 41
S$549
-11.4%6 sales7.0% yield
Blk 419 Tampines St 41
S$638
-2.3%6 sales7.5% yield
Blk 233 Tampines St 21
S$560
+2.5%1 sales5.7% yield
Blk 417 Tampines St 41
S$681
-4.3%3 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.