SG Block Index

Block 428 Tampines ST 41

520428 · Tampines East · Tampines · Built 1985 · Lease from 1986 · ~59 yrs lease left · 80 units · 11 floors

72Overall / 100How we score →
Summary

Block 428 Tampines ST 41 in Tampines scores 72.1/100 overall on the Singapore Block Liveability Index. It is 11 minutes’ walk from Tampines Mrt Station MRT, 17 minutes from Hawker Centre @ Our Tampines Hub, and 157 m straight-line from Tampines North Primary School.

Where it is

OneMap · SLA
Map showing the location of Blk 428 Tampines ST 41 in Singapore

Block 428 Tampines ST 41, Singapore 520428

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Pillar scores

Transport
64
Food
64
Schools
100
Healthcare
100
Daily needs
59
Green space
84
Connectivity
44
Value (lease)
38
Leisure
88
EV charging
100
80+ excellent65+ good50+ fair35+ weak<35 poor
See how every score is calculated →

Who it suits

Overall
72
Young Families
77
Seniors
74
Renters
64
Investors
60
EV Owners
74

Commute by public transport

OneMap routing · weekday 08:00
Raffles Placecity centre
40.4min
29EWLS$2.15 · 1 transfer
one-north
61.3min
129DTLCCLS$2.38 · 2 transfers
Jurong East
67.2min
29EWLS$2.46 · 1 transfer
Changi Airport
33.4min
2934S$1.82 · 1 transfer

Getting to the city centre

weekday 08:00 · OneMap

40 min door to door · S$2.15 · 1 transfer · 8 min (521 m) walking · 2 min waiting · 30 min riding

3m›29›4m›EWL›0mthe city centre
  1. Walk 3 min (205 m) to Blk 418
  2. Bus 29 · SBS Transit
    Blk 418 → Tampines Int · 2 stops · 2 min
  3. Walk 4 min (288 m) to Tampines
  4. East-West Line · SMRT Corporation
    Tampines → Raffles Place · 12 stops · 28 min
  5. Walk 0 min (28 m) to Destination
Fastest itinerary · fares & times from OneMap, Singapore Land Authority

What’s nearby

walk times, door to door
Walk-time rings · schematic5 min10 min15 minMRTMarketClinicParkPolyclinicBlk 428

Distance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.

MRT stations

transit
PlannedPasir Ris East MRT station (Master Plan 2025) is planned about 1555 m away — not yet open, shown separately from existing stations.

Hawker centres

food
  • Hawker Centre @ Our Tampines Hub17 min
  • Tampines North Hawker Centre23.6 min
  • Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)26.8 min

Eateries nearby

food

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily
  • Sheng Siong Supermarket Pte Ltd7.3 min
  • Ntuc Fairprice Co-Operative Ltd9.1 min
  • Cold Storage Singapore (1983) Pte Ltd10.5 min

CHAS clinics

health
  • Sunshine Clinic Family Practice & Surgery5 min
  • Yao Medical Clinic5.3 min
  • Y M Chan Clinic & Surgery6.3 min

Parks & green

green
  • Sun Plaza Pk10.5 min
  • Tampines Boulevard Park15.4 min
  • Tampines Eco Green Pk15.8 min

Primary schools

straight-line

Eldercare centres

care
  • Kheng Chiu Loke Tin Kee Home6.6 min
  • Lions Befrienders (Tampines) Senior Activity Centre8.4 min
  • Lions Befrienders Senior Activity Centre @ Tampines Blk 499C12.1 min

Community clubs

leisure
  • Tampines North CC (U/C)5.2 min
  • Tampines East CC16.9 min
  • Tampines Central CC18 min

Libraries

leisure
  • Tampines Regional Library8.5 min
  • Pasir Ris Public Library28.3 min

EV charging

ev
  • Blk 425/428 Tampines Street 411.3 min
  • Blk 429/432 Tampines Street 413.6 min
  • Blk 418/424 Tampines Street 414 min

What’s within a walk

OSRM foot · OneMap
Walking-reach map around Blk 428 Tampines ST 41
5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 2 supermarkets, 4 clinics.

Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.

Buses near here

LTA stops · OneMap routing
Nearest bus stops
  • Stop 763912.6 min walk · 176 m
  • Stop 763992.7 min walk · 197 m
Buses that serve this block
  • BLK 4183 min walk
    29
  • BLK 4173 min walk
    29
  • TAMPINES JC/OPP BLK 3903 min walk
    34
  • BLK 5039 min walk
    129

Services seen boarding near this block on real OneMap public-transport routes — not a full timetable. Check the LTA / bus operator app for live arrivals.

Who lives here

Census 2020 · Tampines planning area
Age profile
In Tampines, 13.5% of residents are under 15 and 14.8% are 65 or older.
25–298.4%
55–598.3%
60–648.2%
30–347.7%
Household income
40.9% of Tampines households earn $10,000 or more a month (gross, from work).
No working person11.5%
$20,000+11.5%
$15,000–17,4996.4%
$7,000–7,9995.6%
Dwelling mix
87% of Tampines households live in HDB flats; 12.8% in condominiums or landed homes.
HDB 4 room flats37.3%
HDB 5 room and executive flats28.8%
HDB 3 room flats17.1%
Condominiums and other apartments11.4%
Household size
34.5% of Tampines households are one or two people; 3-person households are the most common.
3-person21.7%
2-person21.5%
4-person21%
1-person13%
In education
Of Tampines residents currently in education, 27.2% attend polytechnic or university.
Primary31.9%
Secondary23.5%
University16%
Polytechnic11.2%
Commute to work
58.9% of working Tampines residents commute by public transport; 27% drive or ride.
MRT LRT and bus24.3%
Car18.4%
Bus17.5%
MRT LRT only14.6%

Resident data for the Tampines planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).

Can I afford this?

est. ~S$663k · 5 room

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S$

Value for money

liveability vs price · like-for-like
strong value

Among 5-room HDB flats islandwide (2,514 compared), Blk 428 Tampines ST 41 is more liveable than 59% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).

Liveability59th percentile
Price (lower is cheaper)cheaper than 67%

Percentiles rank this home only against comparable ones (5-room HDB flats islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-07

Is it worth it?

liveability · price trend · lease

Block 428 offers a strong liveability score (72.1/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~59 years left).

What you get72.1/100overall liveability
Where price is heading+2.7%5 room median PSF, 12-mo
How long it holds59 yrslease remaining

A plain-language read, not financial advice. Liveability and lease come from the index; price signals from data.gov.sg resale transactions for Tampines East. We do not publish a fair-price estimate.

Prices & transactions — Blk 428 Tampines ST 41

Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation

Executive5 sales · 12 mo
S$835k – S$908k
median S$850k · S$524–570 psf
Subzone median PSF (smoothed)Executive a sale at this block
514564613Aug '24Aug '25Jul '26
Monthly resale volume — Tampines East (area liquidity)

Recent sales at Blk 428 Tampines ST 41

MonthTypeStoreyAreaPricePSF
Feb '26Executive01 TO 03147 m²S$860kS$544
Nov '25Executive07 TO 09148 m²S$908kS$570
Oct '25Executive01 TO 03148 m²S$850kS$534
Sep '25Executive01 TO 03143 m²S$850kS$552
Aug '25Executive01 TO 03148 m²S$835kS$524
May '25Executive10 TO 12148 m²S$960kS$603
Mar '25Executive04 TO 06148 m²S$860kS$540
Feb '25Executive10 TO 12148 m²S$868kS$545
Aug '24Executive04 TO 06152 m²S$909kS$556

Subzone medians — Tampines East

Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg

Flat typeMedian PSF12-mo change
2 ROOMS$788▲ 6.1%
3 ROOMS$651▲ 14.4%
4 ROOMS$526▼ 4.4%
5 ROOMS$560▲ 2.7%
EXECUTIVES$593▲ 1.8%
MULTI-GENERATIONS$616▼ 3.3%
Compare with nearby blocks →Living in Tampines →Tampines estate data →Blocks near Tampines Mrt Station →Blocks near Tampines North Primary School →Commute to the CBD →Buying your first home →Upgrading or investing →

See what’s for sale

Browse current for-sale listings near Blk 428 Tampines ST 41 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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