Blk 261 Tampines St 21
Project page · 99-year lease from 1984
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 261 | 07 TO 09 | 78 sqm | S$455,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Sept 2026 | Blk 261 | 04 TO 06 | 74 sqm | S$470,000 | S$6,351 psm | ×1.000 | S$6,351 psm |
| Jun 2026 | Blk 261 | 01 TO 03 | 78 sqm | S$460,000 | S$5,897 psm | ×0.999 | S$5,889 psm |
| Apr 2026 | Blk 261 | 04 TO 06 | 78 sqm | S$500,000 | S$6,410 psm | ×0.999 | S$6,401 psm |
| Jan 2026 | Blk 261 | 07 TO 09 | 74 sqm | S$485,000 | S$6,554 psm | ×0.996 | S$6,525 psm |
How accurate is this estimate for Tampines St 21?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 120 sales in Tampines St 21 since.
- Median error
- 4.8%
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.
7.40% gross yield
S$34,800 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 138 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.21%, from 22 blocks.
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 |
|---|---|---|---|
| Sept 2026 | 242 | 3 ROOM | S$3,225 |
| Sept 2026 | 240 | 3 ROOM | S$3,100 |
| Sept 2026 | 259 | 3 ROOM | S$3,100 |
| Sept 2026 | 240 | 3 ROOM | S$3,000 |
| Sept 2026 | 241 | 3 ROOM | S$3,000 |
| Sept 2026 | 269 | 3 ROOM | S$3,000 |
| Sept 2026 | 267 | 3 ROOM | S$3,000 |
| Sept 2026 | 250 | 3 ROOM | S$2,900 |
median of 138 HDB rental approvals for 3 ROOM on Tampines St 21 since 2025-11.
Buying or selling at S$470,000?
Buying: Stamp duty on S$470,000 · Cash and CPF needed on S$470,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$470,000.
Each opens with this figure filled in; change anything there.
Primary schools near 261 Tampines St 21
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
- Chongzheng Primary School · 263 m · no 2025 Phase 2C ballot
- Yumin Primary School · 263 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 313 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 654 m · no 2025 Phase 2C ballot
- Tampines Primary School · 821 m · no 2025 Phase 2C ballot
1 to 2 km
- East Spring Primary School · 1,155 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,392 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Changkat Primary School · 1,460 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,519 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,585 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,620 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,673 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 261 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 78 sqm | S$455,000 | S$5,833 psm |
| Sept 2026 | Blk 261 · 4 ROOM · 10 TO 12 · Model A · 57 years left | 105 sqm | S$640,000 | S$6,095 psm |
| Sept 2026 | Blk 261 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$470,000 | S$6,351 psm |
| Jun 2026 | Blk 261 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 105 sqm | S$590,000 | S$5,619 psm |
| Jun 2026 | Blk 261 · 3 ROOM · 01 TO 03 · Model A · 57 years left | 78 sqm | S$460,000 | S$5,897 psm |
| May 2026 | Blk 261 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 103 sqm | S$573,888 | S$5,572 psm |
| Apr 2026 | Blk 261 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 78 sqm | S$500,000 | S$6,410 psm |
| Jan 2026 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 105 sqm | S$660,000 | S$6,286 psm |
| Jan 2026 | Blk 261 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 74 sqm | S$485,000 | S$6,554 psm |
| Jun 2025 | Blk 261 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 74 sqm | S$470,000 | S$6,351 psm |
| May 2025 | Blk 261 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 105 sqm | S$668,000 | S$6,362 psm |
| Nov 2024 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$600,000 | S$5,825 psm |
| Dec 2023 | Blk 261 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 74 sqm | S$417,000 | S$5,635 psm |
| Nov 2023 | Blk 261 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$550,000 | S$5,340 psm |
| Oct 2023 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$550,000 | S$5,340 psm |
| Jun 2023 | Blk 261 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 109 sqm | S$580,000 | S$5,321 psm |
| Jun 2023 | Blk 261 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$445,000 | S$6,014 psm |
| Mar 2023 | Blk 261 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 78 sqm | S$435,000 | S$5,577 psm |
| Jan 2023 | Blk 261 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$413,888 | S$5,593 psm |
| Aug 2022 | Blk 261 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 105 sqm | S$545,000 | S$5,190 psm |
| Dec 2021 | Blk 261 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$390,000 | S$5,270 psm |
Showing 21 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 261 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 261 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 261 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 261 · 3 ROOM | S$2,950 | — |
| Mar 2025 | Blk 261 · 4 ROOM | S$2,800 | — |
| Feb 2025 | Blk 261 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 261 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 261 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 261 · 3 ROOM | S$2,600 | — |
| Jan 2024 | Blk 261 · 4 ROOM | S$3,400 | — |
| Jul 2023 | Blk 261 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 261 · 4 ROOM | S$2,300 | — |
| Feb 2023 | Blk 261 · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 261 · 3 ROOM | S$2,700 | — |
| Oct 2022 | Blk 261 · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 261 · 3 ROOM | S$2,600 | — |
| Feb 2022 | Blk 261 · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 261 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 261 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 261 · 3 ROOM | S$2,000 | — |
| Mar 2021 | Blk 261 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 261 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 261 · 3 ROOM | S$1,850 | — |
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 56 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 | 51 years | S$448,641 | S$495,336 | S$534,133 | S$545,841 |
| 10 years | 46 years | S$425,789 | S$519,035 | S$603,526 | S$630,272 |
| 20 years | 36 years | S$373,440 | S$554,912 | S$750,279 | S$818,253 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.