Blk 428 Tampines St 41
TAMPINES ST 41 · TAMPINES · Singapore 520428 · D18
Median PSF · 12m
S$570
Median price · 12m
S$908K
Latest sale
S$919K
Oct 2026
1-year change
+5.6%
Sales · 12m
5
152 all time
Gross yield
5.72%
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
- +33.6%
- Annualised
- +11.1%
- Transactions
- 28
- 1 year
- +5.6%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- +7.4%
- Median size
- 1,593 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 428 Tampines St 41 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$570 | S$601 | -5.2% |
| Median price | S$908K | S$720K | +26.1% |
| Gross rental yield | 5.72% | 5.99% | -0.3 pts |
| 1-year price change | +5.6% | +0.4% | +5.2 pts |
This development trades about 5% 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$3,950
Contracts · 12m
2
Implied annual rent
S$47K
Gross yield
5.72%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 2 | S$3,950 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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.
- Price momentumweight 18%69
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%56
How its median price per square foot compares with its own district.
- Locationweight 15%38
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 780 m.
- Rental yieldweight 20%31
Gross yield against every other development in its segment.
- Supply riskweight 10%11
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 MRT780 m
- Tampines East MRT780 m
- Pasir Ris MRT1.5 km
- Pasir Ris East MRT1.6 km
Schools within 2 km
- Tampines North Primary Schoolprimary160 m
- Gongshang Primary Schoolprimary210 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)540 m
- Dunman Secondary Schoolsecondary (s1-s5)830 m
- Temasek Junior Collegemixed level (s1-jc2)830 m
- Yumin Primary Schoolprimary880 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.3 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | EXECUTIVE | S$918,888 | 1,593 sqft | S$577 | 10 TO 12 | 58 yr 4 mo |
| Feb 2026 | EXECUTIVE | S$860,000 | 1,582 sqft | S$544 | 01 TO 03 | 59 yrs |
| Feb 2026 | EXECUTIVE | S$860,000 | 1,582 sqft | S$544 | 01 TO 03 | 59 yrs |
| Nov 2025 | EXECUTIVE | S$908,000 | 1,593 sqft | S$570 | 07 TO 09 | 59 yr 3 mo |
| Nov 2025 | EXECUTIVE | S$908,000 | 1,593 sqft | S$570 | 07 TO 09 | 59 yr 3 mo |
| Oct 2025 | EXECUTIVE | S$850,000 | 1,593 sqft | S$534 | 01 TO 03 | 59 yr 4 mo |
| Oct 2025 | EXECUTIVE | S$850,000 | 1,593 sqft | S$534 | 01 TO 03 | 59 yr 4 mo |
| Sep 2025 | EXECUTIVE | S$850,000 | 1,539 sqft | S$552 | 01 TO 03 | 59 yr 5 mo |
| Sep 2025 | EXECUTIVE | S$850,000 | 1,539 sqft | S$552 | 01 TO 03 | 59 yr 5 mo |
| Aug 2025 | EXECUTIVE | S$835,000 | 1,593 sqft | S$524 | 01 TO 03 | 59 yr 6 mo |
| Aug 2025 | EXECUTIVE | S$835,000 | 1,593 sqft | S$524 | 01 TO 03 | 59 yr 6 mo |
| May 2025 | EXECUTIVE | S$960,000 | 1,593 sqft | S$603 | 10 TO 12 | 59 yr 8 mo |
| May 2025 | EXECUTIVE | S$960,000 | 1,593 sqft | S$603 | 10 TO 12 | 59 yr 8 mo |
| Mar 2025 | EXECUTIVE | S$860,000 | 1,593 sqft | S$540 | 04 TO 06 | 59 yr 11 mo |
| Mar 2025 | EXECUTIVE | S$860,000 | 1,593 sqft | S$540 | 04 TO 06 | 59 yr 11 mo |
| Feb 2025 | EXECUTIVE | S$868,000 | 1,593 sqft | S$545 | 10 TO 12 | 60 yrs |
| Feb 2025 | EXECUTIVE | S$868,000 | 1,593 sqft | S$545 | 10 TO 12 | 60 yrs |
| Aug 2024 | EXECUTIVE | S$908,888 | 1,636 sqft | S$556 | 04 TO 06 | 60 yr 5 mo |
| Aug 2024 | EXECUTIVE | S$908,888 | 1,636 sqft | S$556 | 04 TO 06 | 60 yr 5 mo |
| Nov 2023 | EXECUTIVE | S$800,000 | 1,593 sqft | S$502 | 10 TO 12 | 61 yr 3 mo |
| Nov 2023 | EXECUTIVE | S$800,000 | 1,593 sqft | S$502 | 10 TO 12 | 61 yr 3 mo |
| Jul 2023 | EXECUTIVE | S$782,000 | 1,593 sqft | S$491 | 07 TO 09 | 61 yr 7 mo |
| Jul 2023 | EXECUTIVE | S$782,000 | 1,593 sqft | S$491 | 07 TO 09 | 61 yr 7 mo |
| Aug 2022 | EXECUTIVE | S$726,000 | 1,593 sqft | S$456 | 01 TO 03 | 62 yr 6 mo |
| Aug 2022 | EXECUTIVE | S$726,000 | 1,593 sqft | S$456 | 01 TO 03 | 62 yr 6 mo |
| Jul 2022 | EXECUTIVE | S$780,000 | 1,593 sqft | S$490 | 10 TO 12 | 62 yr 7 mo |
| Jul 2022 | EXECUTIVE | S$780,000 | 1,593 sqft | S$490 | 10 TO 12 | 62 yr 7 mo |
| Oct 2021 | EXECUTIVE | S$688,000 | 1,593 sqft | S$432 | 07 TO 09 | 63 yr 3 mo |
| Sep 2021 | EXECUTIVE | S$670,000 | 1,593 sqft | S$421 | 01 TO 03 | 63 yr 5 mo |
| Jul 2021 | EXECUTIVE | S$678,000 | 1,593 sqft | S$426 | 04 TO 06 | 63 yr 7 mo |
| Mar 2021 | EXECUTIVE | S$638,800 | 1,593 sqft | S$401 | 01 TO 03 | 63 yr 11 mo |
| Feb 2021 | EXECUTIVE | S$625,000 | 1,593 sqft | S$392 | 04 TO 06 | 63 yr 11 mo |
| Jan 2021 | EXECUTIVE | S$620,000 | 1,593 sqft | S$389 | 04 TO 06 | 64 yrs |
| Dec 2020 | EXECUTIVE | S$658,000 | 1,658 sqft | S$397 | 04 TO 06 | 64 yr 1 mo |
| Nov 2020 | EXECUTIVE | S$628,000 | 1,593 sqft | S$394 | 07 TO 09 | 64 yr 2 mo |
| Aug 2020 | EXECUTIVE | S$615,000 | 1,539 sqft | S$400 | 04 TO 06 | 64 yr 6 mo |
| Mar 2020 | EXECUTIVE | S$600,000 | 1,593 sqft | S$377 | 04 TO 06 | 64 yr 10 mo |
| Sep 2019 | EXECUTIVE | S$610,000 | 1,593 sqft | S$383 | 10 TO 12 | 65 yr 4 mo |
| Nov 2018 | EXECUTIVE | S$690,000 | 1,582 sqft | S$436 | 04 TO 06 | 66 yr 3 mo |
| Nov 2018 | EXECUTIVE | S$610,000 | 1,593 sqft | S$383 | 04 TO 06 | 66 yr 2 mo |
Showing the 40 most recent of 152 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 425 Tampines St 41
S$561
-2.4%4 sales6.0% yield
Blk 429 Tampines St 41
S$559
+5.3%2 sales6.1% yield
Blk 426 Tampines St 41
S$565
-7.2%6 sales4.7% yield
Blk 430 Tampines St 41
S$585
-0.4%6 sales4.9% yield
Blk 416 Tampines St 41
S$592
-9.2%2 sales5.8% yield
Blk 432 Tampines St 41
S$565
-0.8%10 sales6.7% yield
Blk 417 Tampines St 41
S$664
—8 sales7.2% yield
Blk 424 Tampines St 41
S$559
-6.5%6 sales6.9% 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.