Blk 862 Tampines St 83
Project page · 99-year lease from 1988
Based on 29 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 884 | 01 TO 03 | 104 sqm | S$625,000 | S$6,010 psm | ×1.000 | S$6,010 psm |
| Oct 2026 | Blk 864 | 10 TO 12 | 104 sqm | S$680,000 | S$6,538 psm | ×1.000 | S$6,538 psm |
| Sept 2026 | Blk 866 | 04 TO 06 | 104 sqm | S$658,000 | S$6,327 psm | ×1.000 | S$6,327 psm |
| Sept 2026 | Blk 865 | 04 TO 06 | 103 sqm | S$635,000 | S$6,165 psm | ×1.000 | S$6,165 psm |
| Sept 2026 | Blk 837 | 07 TO 09 | 105 sqm | S$618,000 | S$5,886 psm | ×1.000 | S$5,886 psm |
| Sept 2026 | Blk 839 | 01 TO 03 | 104 sqm | S$588,000 | S$5,654 psm | ×1.000 | S$5,654 psm |
| Sept 2026 | Blk 843 | 10 TO 12 | 103 sqm | S$600,000 | S$5,825 psm | ×1.000 | S$5,825 psm |
| Aug 2026 | Blk 870 | 01 TO 03 | 104 sqm | S$630,000 | S$6,058 psm | ×1.000 | S$6,058 psm |
| Jul 2026 | Blk 886 | 07 TO 09 | 104 sqm | S$635,888 | S$6,114 psm | ×1.000 | S$6,114 psm |
| Jun 2026 | Blk 864A | 07 TO 09 | 104 sqm | S$600,000 | S$5,769 psm | ×0.999 | S$5,761 psm |
| Jun 2026 | Blk 864 | 07 TO 09 | 104 sqm | S$660,000 | S$6,346 psm | ×0.999 | S$6,337 psm |
| Jun 2026 | Blk 886A | 01 TO 03 | 104 sqm | S$570,000 | S$5,481 psm | ×0.999 | S$5,473 psm |
| Jun 2026 | Blk 853 | 10 TO 12 | 105 sqm | S$608,000 | S$5,790 psm | ×0.999 | S$5,782 psm |
| Jun 2026 | Blk 867 | 04 TO 06 | 104 sqm | S$650,000 | S$6,250 psm | ×0.999 | S$6,241 psm |
| Jun 2026 | Blk 845 | 04 TO 06 | 105 sqm | S$620,000 | S$5,905 psm | ×0.999 | S$5,896 psm |
| May 2026 | Blk 864A | 01 TO 03 | 104 sqm | S$608,888 | S$5,855 psm | ×0.999 | S$5,846 psm |
| May 2026 | Blk 864 | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×0.999 | S$6,481 psm |
| Apr 2026 | Blk 841 | 04 TO 06 | 103 sqm | S$600,000 | S$5,825 psm | ×0.999 | S$5,817 psm |
| Mar 2026 | Blk 843 | 10 TO 12 | 103 sqm | S$590,000 | S$5,728 psm | ×0.996 | S$5,703 psm |
| Mar 2026 | Blk 837 | 01 TO 03 | 105 sqm | S$615,000 | S$5,857 psm | ×0.996 | S$5,831 psm |
| Mar 2026 | Blk 870 | 07 TO 09 | 104 sqm | S$650,000 | S$6,250 psm | ×0.996 | S$6,222 psm |
| Jan 2026 | Blk 831 | 01 TO 03 | 89 sqm | S$578,000 | S$6,494 psm | ×0.996 | S$6,466 psm |
| Jan 2026 | Blk 868 | 04 TO 06 | 104 sqm | S$650,000 | S$6,250 psm | ×0.996 | S$6,222 psm |
| Jan 2026 | Blk 886 | 04 TO 06 | 104 sqm | S$630,000 | S$6,058 psm | ×0.996 | S$6,031 psm |
| Jan 2026 | Blk 870 | 04 TO 06 | 104 sqm | S$625,000 | S$6,010 psm | ×0.996 | S$5,983 psm |
| Dec 2025 | Blk 862 | 01 TO 03 | 104 sqm | S$635,000 | S$6,106 psm | ×0.995 | S$6,073 psm |
| Dec 2025 | Blk 845 | 04 TO 06 | 104 sqm | S$625,000 | S$6,010 psm | ×0.995 | S$5,977 psm |
| Dec 2025 | Blk 845 | 01 TO 03 | 105 sqm | S$618,000 | S$5,886 psm | ×0.995 | S$5,854 psm |
| Dec 2025 | Blk 864 | 07 TO 09 | 104 sqm | S$640,000 | S$6,154 psm | ×0.995 | S$6,121 psm |
How accurate is this estimate for Tampines St 83?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 63 sales in Tampines St 83 since.
- Median error
- 2.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.53% gross yield
S$40,800 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 27 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 865 | 4 ROOM | S$3,850 |
| Jun 2026 | 857A | 4 ROOM | S$3,650 |
| Jun 2026 | 865 | 4 ROOM | S$3,400 |
| Jun 2026 | 862 | 4 ROOM | S$3,200 |
| May 2026 | 843 | 4 ROOM | S$3,500 |
| May 2026 | 864A | 4 ROOM | S$3,400 |
| May 2026 | 847 | 4 ROOM | S$3,400 |
| May 2026 | 869 | 4 ROOM | S$3,250 |
median of 27 HDB rental approvals for 4 ROOM on Tampines St 83 since 2025-11.
Buying or selling at S$625,000?
Buying: Stamp duty on S$625,000 · Cash and CPF needed on S$625,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$625,000.
Each opens with this figure filled in; change anything there.
Primary schools near 862 Tampines St 83
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Poi Ching School · 303 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 417 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 740 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 849 m · no 2025 Phase 2C ballot
- Angsana Primary School · 939 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,345 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,451 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,547 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,547 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 862 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 122 sqm | S$785,000 | S$6,434 psm |
| Jan 2026 | Blk 862 · 4 ROOM · 10 TO 12 · Model A · 61 years left excluded: outlier | 104 sqm | S$680,000 | S$6,538 psm |
| Dec 2025 | Blk 862 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$635,000 | S$6,106 psm |
| Nov 2025 | Blk 862 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 122 sqm | S$690,000 | S$5,656 psm |
| Mar 2024 | Blk 862 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 127 sqm | S$731,000 | S$5,756 psm |
| Jul 2023 | Blk 862 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Apr 2023 | Blk 862 · 4 ROOM · 04 TO 06 · Model A · 64 years left excluded: outlier | 104 sqm | S$400,000 | S$3,846 psm |
| Sept 2022 | Blk 862 · 5 ROOM · 13 TO 15 · Improved · 65 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Aug 2022 | Blk 862 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Feb 2022 | Blk 862 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$485,000 | S$4,663 psm |
| Nov 2021 | Blk 862 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 127 sqm | S$585,000 | S$4,606 psm |
Showing 11 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 862 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 862 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 862 · 4 ROOM | S$3,200 | — |
| Sept 2023 | Blk 862 · 5 ROOM | S$2,600 | — |
| Jun 2022 | Blk 862 · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 862 · 4 ROOM | S$2,200 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$602,687 | S$665,415 | S$717,533 | S$733,261 |
| 10 years | 50 years | S$575,298 | S$701,285 | S$815,443 | S$851,581 |
| 20 years | 40 years | S$513,486 | S$763,013 | S$1,031,646 | S$1,125,111 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.