Latest Sale
$860,000
2026-02 · Executive
How Much Is a Flat at Block 428 Tampines St 41 Worth?
Executive · Built 1986 · 59 years remaining MOP Cleared
Median $/sqm
$4,615
Based on 30 txns
Total Txns
30
Since data available
5-Yr Trend
▲34.5%
vs 5 years ago
What's Your Flat Worth?
Select your flat type and storey band, then click Get Estimate. Change your selection at any time and get a new estimate.
Flat Type
Storey Band (closest to your floor)
How did you buy?
Estimated Upgrade Budget
▲ 34.5% 5-yr—
Cash
—
Spendable
CPF Refund
—
Back to CPF OA
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
+CPF & Loan — view details →
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
📊 Moderate activity — a specialist agent can position your flat to the right buyer.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
3 flats ⚡
AVG. DAYS TO OFFER
~60 days
Transaction density proxy
BUYER DEMAND
4.9 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
713 transactions in Tampines St 41
Highest: $985,000
Specialist 2
713 transactions in Tampines St 41
Highest: $985,000
Specialist 3
713 transactions in Tampines St 41
Highest: $985,000
1 / 2
Specialist 1
713 transactions in Tampines St 41
Highest: $985,000
Specialist 2
713 transactions in Tampines St 41
Highest: $985,000
Specialist 3
713 transactions in Tampines St 41
Highest: $985,000
Specialist 4
713 transactions in Tampines St 41
Highest: $985,000
Specialist 5
713 transactions in Tampines St 41
Highest: $985,000
Specialist 6
713 transactions in Tampines St 41
Highest: $985,000
Agent profiles launching soon
Lease Clock
Sell Now 0 yrs 59 years left 99 yrs
Key threshold: 60 years
Buyer financing is already restricted
Your block has 59 years of lease left. Buyers already face CPF usage limits and lower loan quantum when purchasing. This means fewer buyers qualify, and those who do will negotiate harder. Selling sooner gives you a larger buyer pool and a stronger sale price.
A specialist agent can target the right buyers and negotiate the best possible outcome for you.
Transaction History 30 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2026-02 | 01 TO 03 | Executive | 147 | $860,000 | $5,850 |
| 2025-11 | 07 TO 09 | Executive | 148 | $908,000 | $6,135 |
| 2025-10 | 01 TO 03 | Executive | 148 | $850,000 | $5,743 |
| 2025-09 | 01 TO 03 | Executive | 143 | $850,000 | $5,944 |
| 2025-08 | 01 TO 03 | Executive | 148 | $835,000 | $5,642 |
| 2025-05 | 10 TO 12 | Executive | 148 | $960,000 | $6,486 |
| 2025-03 | 04 TO 06 | Executive | 148 | $860,000 | $5,811 |
| 2025-02 | 10 TO 12 | Executive | 148 | $868,000 | $5,865 |
| 2024-08 | 04 TO 06 | Executive | 152 | $908,888 | $5,980 |
| 2023-11 | 10 TO 12 | Executive | 148 | $800,000 | $5,405 |
| 2023-07 | 07 TO 09 | Executive | 148 | $782,000 | $5,284 |
| 2022-08 | 01 TO 03 | Executive | 148 | $726,000 | $4,905 |
| 2022-07 | 10 TO 12 | Executive | 148 | $780,000 | $5,270 |
| 2021-10 | 07 TO 09 | Executive | 148 | $688,000 | $4,649 |
| 2021-09 | 01 TO 03 | Executive | 148 | $670,000 | $4,527 |
| 2021-07 | 04 TO 06 | Executive | 148 | $678,000 | $4,581 |
| 2021-03 | 01 TO 03 | Executive | 148 | $638,800 | $4,316 |
| 2021-02 | 04 TO 06 | Executive | 148 | $625,000 | $4,223 |
| 2021-01 | 04 TO 06 | Executive | 148 | $620,000 | $4,189 |
| 2020-12 | 04 TO 06 | Executive | 154 | $658,000 | $4,273 |
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About Block 428 Tampines St 41
Block 428 at Tampines St 41 is a residential HDB block in Tampines, Singapore, built in 1986 with approximately 59 years remaining on its 99-year lease. The block contains Executive flats. The most recent transaction was a Executive flat (storeys 01–03) that sold for $860,000 in Feb 2026. The current median price per square metre is $4,615. Over the past five years, resale prices have risen by approximately 34.5%.
With 59 years of lease remaining, buyers may face reduced CPF usage and lower bank loan limits. Selling sooner preserves your buyer pool and sale price.
All data is sourced from data.gov.sg and updated monthly.
Frequently Asked Questions
How much is a flat at Block 428 Tampines St 41?
Based on 30 recorded transactions, the median resale price is $860,000. The most recent sale was $860,000 in 2026-02.
Median by flat type (last 24 months)
Flat Type Most Recent Median
Executive $860,000
What is my flat worth at Block 428?
The overall median resale price at Block 428 Tampines St 41 is $860,000. Prices have risen 34.5% over the past 5 years.
How active is the resale market at Block 428?
Block 428 has recorded 30 resale transactions — roughly 1.3 sales per month over the past 24 months. The latest transaction closed in 2026-02.
What flat types are available at Block 428?
Block 428 Tampines St 41 has Executive units.
How much can I unlock to upgrade if I sell my HDB at Block 428?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 428?
Block 428 was built in 1986 with a 99-year lease. It has approximately 59 years remaining. Lease decay accelerates below 40 years and affects buyer CPF eligibility.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Seller stamp duty None (after MOP)
Total (est.) on $860,000 $17,780 to $19,280