Blk 428 Tampines St 41
Completed 1985 · 11 storeys · 80 flats · 59 years remaining · 31 resale transactions on record · maisonettes on the record · median household income in Tampines: $9,500/mo
11 storeys · completed 1985
What the record shows
A executive here sold for $860,000 in Feb 2026. The same flat type in this block averaged $646,756 in 2020 - a gain of $213,244 - about $97 a day while the owner slept.
In this block, executive flats from floor 8 up have sold for a median of $834,000 - $8,500 less than floors 3 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 sales).
A executive on Tampines St 41 has already fetched $980,000 - 98% of the way to a million-dollar flat.
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| EXECUTIVE | $4,200/mo | $3,800–$4,600 | $4,000/mo | 5.9% | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 16 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | 01 to 03 | 147 | $860,000 | $544 | 59y |
| Nov 2025 | EXECUTIVE | 07 to 09 | 148 | $908,000 | $570 | 59y 03m |
| Oct 2025 | EXECUTIVE | 01 to 03 | 148 | $850,000 | $534 | 59y 04m |
| Sept 2025 | EXECUTIVE | 01 to 03 | 143 | $850,000 | $552 | 59y 05m |
| Aug 2025 | EXECUTIVE | 01 to 03 | 148 | $835,000 | $524 | 59y 06m |
| May 2025 | EXECUTIVE | 10 to 12 | 148 | $960,000 | $603 | 59y 08m |
| Mar 2025 | EXECUTIVE | 04 to 06 | 148 | $860,000 | $540 | 59y 11m |
| Feb 2025 | EXECUTIVE | 10 to 12 | 148 | $868,000 | $545 | 60y |
| Aug 2024 | EXECUTIVE | 04 to 06 | 152 | $908,888 | $556 | 60y 05m |
| Nov 2023 | EXECUTIVE | 10 to 12 | 148 | $800,000 | $502 | 61y 03m |
| Jul 2023 | EXECUTIVE | 07 to 09 | 148 | $782,000 | $491 | 61y 07m |
| Aug 2022 | EXECUTIVE | 01 to 03 | 148 | $726,000 | $456 | 62y 06m |
| Jul 2022 | EXECUTIVE | 10 to 12 | 148 | $780,000 | $490 | 62y 07m |
| Oct 2021 | EXECUTIVE | 07 to 09 | 148 | $688,000 | $432 | 63y 03m |
| Sept 2021 | EXECUTIVE | 01 to 03 | 148 | $670,000 | $421 | 63y 05m |
| Jul 2021 | EXECUTIVE | 04 to 06 | 148 | $678,000 | $426 | 63y 07m |
| Mar 2021 | EXECUTIVE | 01 to 03 | 148 | $638,800 | $401 | 63y 11m |
| Feb 2021 | EXECUTIVE | 04 to 06 | 148 | $625,000 | $392 | 63y 11m |
| Jan 2021 | EXECUTIVE | 04 to 06 | 148 | $620,000 | $389 | 64y |
| Dec 2020 | EXECUTIVE | 04 to 06 | 154 | $658,000 | $397 | 64y 01m |
| Nov 2020 | EXECUTIVE | 07 to 09 | 148 | $628,000 | $394 | 64y 02m |
| Aug 2020 | EXECUTIVE | 04 to 06 | 143 | $615,000 | $400 | 64y 06m |
| Mar 2020 | EXECUTIVE | 04 to 06 | 148 | $600,000 | $377 | 64y 10m |
| Sept 2019 | EXECUTIVE | 10 to 12 | 148 | $610,000 | $383 | 65y 04m |
| Nov 2018 | EXECUTIVE | 04 to 06 | 147 | $690,000 | $436 | 66y 03m |
| Nov 2018 | EXECUTIVE | 04 to 06 | 148 | $610,000 | $383 | 66y 02m |
| Oct 2018 | EXECUTIVE | 07 to 09 | 148 | $623,000 | $391 | 66y 03m |
| Jun 2018 | EXECUTIVE | 10 to 12 | 148 | $661,000 | $415 | 66y 08m |
| May 2018 | EXECUTIVE | 04 to 06 | 148 | $580,000 | $364 | 66y 11m |
| May 2018 | EXECUTIVE | 10 to 12 | 148 | $632,000 | $397 | 66y 08m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
executive median $78k above this block · 7 vs 9 sales
executive median $15k below this block · 5 vs 9 sales
built 1985 · same generation
executive median $75k above this block · 4 vs 9 sales
executive median $48k above this block · 6 vs 9 sales
built 1985 · same generation
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.