HDB town spotlight · data to November 2026 · refreshed weekly
Tampines
Tampines 4-room flats sell for a median $619 per sq ft, ranking 11 of 23 towns, 1% above the Singapore 4-room median. Comparing like with like, prices here are steady (-0.6%) on a year ago.
Two years of prices
Over two years, Tampines 4-room prices moved from about $599 to $619 per sq ft (+3%), while the Singapore 4-room median went from $599 to $612 (+2%).
3-month rolling median of recorded resale prices per sq ft. Dashed lines rest on fewer sales.
By flat type, Aug-Oct 2026
The simple Executive median is up 6.2% on a year ago, but like-for-like it is up 1.2%: the difference comes from which flats sold, not from values changing.
| Flat type | Sales | Typical price | $ psf | Simple change, 1 yr | Like-for-like, 1 yr |
|---|---|---|---|---|---|
| 3-room | 108 | $495,000 | $628 | down 1.5% | steady (-0.7%) |
| 4-room | 270 | $671,944 | $619 | steady (+0.7%) | steady (-0.6%) |
| 5-room | 175 | $820,000 | $635 | up 2.7% | steady (+0.1%) |
| Executive | 53 | $995,000 | $636 | up 6.2% | up 1.2% |
Like-for-like compares the same flat type, lease band and storey band, so a different mix of flats selling does not look like a price move.
Busiest blocks, last 12 months
The busiest block was Blk 876C Tampines Ave 8, with 26 resales in a year.
| Block | Resales | Typical price | $ psf | Lease left |
|---|---|---|---|---|
| Blk 876C Tampines Ave 8 | 26 | $839,500 | $748 | 94 yrs |
| Blk 619A Tampines St 61 | 25 | $810,000 | $761 | 94 yrs |
| Blk 620A Tampines St 61 | 22 | $805,000 | $773 | 94 yrs |
| Blk 618B Tampines St 61 | 21 | $818,000 | $794 | 94 yrs |
| Blk 874B Tampines St 85 | 21 | $768,000 | $739 | 94 yrs |
| Blk 621A Tampines St 61 | 19 | $749,000 | $824 | 94 yrs |
| Blk 875B Tampines St 86 | 19 | $810,000 | $747 | 94 yrs |
| Blk 613A Tampines Nth Dr 1 | 17 | $705,000 | $779 | 93 yrs |
Lease left and price, 4-room
Lease left makes a big difference: 4-room flats with under 60 years left sell for 26% less per sq ft than those with 80+ years left.
Median $ psf and number of sales, Nov 2025-Oct 2026, storeys up to 15 only so height does not muddy it.
Floor height and price, 4-room
Height pays: 4-room flats on storeys 16-30 fetch about 11% more per sq ft than those on storeys 1-6.
Median $ psf and number of sales, Nov 2025-Oct 2026, flats with 80+ years left only so block age does not muddy it.
What a budget buys
A typical 4-room flat here costs about $670k; the cheapest one in ten sold for under $580k.
| Flat type | Cheapest 10% | Typical | Dearest 10% |
|---|---|---|---|
| 3-room | $447,600 | $490,000 | $625,000 |
| 4-room | $580,000 | $670,000 | $810,000 |
| 5-room | $710,000 | $810,000 | $963,944 |
| Executive | $907,400 | $980,888 | $1,131,600 |
Recorded prices over the last six months.
Recent 4-room sales on Tampines Ave 8
Recent 4-room sales on Tampines Ave 8 ranged from $625,000 to $758,000. Use these when pricing a flat on this street.
| Month | Block | Storey | Price | $ psf | Lease left |
|---|---|---|---|---|---|
| 2026-10 | 868B | 13 to 15 | $750,000 | $757 | 87 years 09 months |
| 2026-10 | 869B | 10 to 12 | $749,000 | $756 | 87 years 09 months |
| 2026-10 | 878A | 04 to 06 | $728,000 | $727 | 89 years 09 months |
| 2026-10 | 868A | 07 to 09 | $720,000 | $727 | 87 years 09 months |
| 2026-10 | 880 | 07 to 09 | $633,000 | $565 | 60 years 07 months |
| 2026-10 | 891 | 07 to 09 | $625,000 | $581 | 69 years 08 months |
| 2026-09 | 868B | 13 to 15 | $758,000 | $765 | 87 years 10 months |
| 2026-09 | 869A | 13 to 15 | $750,800 | $758 | 87 years 10 months |
Rents and gross yield
A 4-room flat here rents for a median $3,500 a month. Against the typical price, that is a gross yield of about 6.3% before costs.
| Flat type | Median rent / month | Typical price | Gross yield |
|---|---|---|---|
| 3-room | $2,900 | $495,000 | 7.0% |
| 4-room | $3,500 | $671,944 | 6.3% |
| 5-room | $3,750 | $820,000 | 5.5% |
| Executive | $4,100 | $995,000 | 4.9% |
Rents from HDB rental approvals, latest three months. Gross yield = a year of rent / typical price, before costs.
Most active agencies
PropNex Realty was the most active agency in Tampines HDB resales, on 398 of 867 buyer and seller sides (46%).
| Agency | Resale sides |
|---|---|
| Propnex Realty Pte. Ltd. | 398 |
| Era Realty Network Pte Ltd | 234 |
| Huttons Asia Pte. Ltd. | 84 |
| Sri Pte. Ltd. | 60 |
| Orangetee & Tie Pte. Ltd. | 26 |
Agency level, from CEA salesperson transaction records; counts buyer and seller sides.
Minimum occupation period watch
Tampines blocks completed in 2021 hold 2,133 flats, which reach their 5-year minimum occupation period around now. More owners become free to sell, which can add resale supply. Blocks completed in 2022 add 2,691 more next year.
2,133 flats in blocks completed 2021.
Estimated from block completion years in HDB property information; actual MOP dates depend on key collection.