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HDB · 520202

Blk 202 Tampines St 21

Project page · 99-year lease from 1983

Indicative value range
S$456,251 – S$490,961
Indicative mid S$460,590 · S$6,141 psm

Based on 6 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 20207 TO 0975 sqmS$460,000S$6,133 psm×1.000S$6,133 psm
May 2026Blk 20210 TO 1275 sqmS$500,888S$6,679 psm×1.000S$6,679 psm
Apr 2026Blk 20201 TO 0375 sqmS$455,000S$6,067 psm×1.000S$6,067 psm
Apr 2026Blk 20204 TO 0675 sqmS$520,000S$6,933 psm×1.000S$6,933 psm
Mar 2026Blk 20204 TO 0679 sqmS$450,000S$5,696 psm×0.997S$5,679 psm
Nov 2025Blk 20207 TO 0975 sqmS$463,000S$6,173 psm×0.996S$6,149 psm

How accurate is this estimate for Tampines St 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 137 sales in Tampines St 21 since.

Median error
5.2%

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.

7.56% gross yield

S$34,800 of rent a year against the estimate above · 0.47 points above flats like it

Homes like this rent for about S$2,900 a month, the middle of 149 approvals in the last year.

In Tampines, flats of this type with 50 to 59 years of lease left yield 7.09%, from 26 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

ApprovedBlockFlatRent a month
Sept 20262423 ROOMS$3,225
Sept 20262593 ROOMS$3,100
Sept 20262403 ROOMS$3,100
Sept 20262403 ROOMS$3,000
Sept 20262693 ROOMS$3,000
Sept 20262413 ROOMS$3,000
Sept 20262673 ROOMS$3,000
Sept 20262503 ROOMS$2,900

median of 149 HDB rental approvals for 3 ROOM on Tampines St 21 since 2025-10.

Buying or selling at S$460,590?

Buying: Stamp duty on S$460,590 · Cash and CPF needed on S$460,590 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$460,590.

Each opens with this figure filled in; change anything there.

Primary schools near 202 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 202 · 3 ROOM · 07 TO 09 · Model A · 57 years left
75 sqmS$460,000S$6,133 psm
May 2026
Blk 202 · 3 ROOM · 10 TO 12 · Model A · 57 years left
75 sqmS$500,888S$6,679 psm
Apr 2026
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 57 years left
75 sqmS$520,000S$6,933 psm
Apr 2026
Blk 202 · 3 ROOM · 01 TO 03 · Model A · 57 years left
75 sqmS$455,000S$6,067 psm
Mar 2026
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 57 years left
79 sqmS$450,000S$5,696 psm
Nov 2025
Blk 202 · 3 ROOM · 07 TO 09 · Model A · 57 years left
75 sqmS$463,000S$6,173 psm
Sept 2025
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 57 years left
75 sqmS$450,000S$6,000 psm
Jul 2024
Blk 202 · 4 ROOM · 07 TO 09 · Model A · 59 years left
133 sqmS$715,000S$5,376 psm
Jul 2024
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 58 years left
79 sqmS$475,000S$6,013 psm
Apr 2024
Blk 202 · 4 ROOM · 04 TO 06 · Model A · 59 years left
104 sqmS$608,000S$5,846 psm
Apr 2024
Blk 202 · 3 ROOM · 01 TO 03 · Model A · 59 years left
79 sqmS$435,000S$5,506 psm
Feb 2024
Blk 202 · 3 ROOM · 07 TO 09 · Model A · 59 years left
75 sqmS$440,888S$5,879 psm
Jul 2023
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 60 years left
75 sqmS$440,000S$5,867 psm
Apr 2023
Blk 202 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$510,000S$4,904 psm
Jan 2023
Blk 202 · 4 ROOM · 07 TO 09 · Model A · 60 years left
108 sqmS$545,000S$5,046 psm
Jan 2023
Blk 202 · 3 ROOM · 04 TO 06 · Model A · 60 years left
75 sqmS$420,000S$5,600 psm
Apr 2022
Blk 202 · 4 ROOM · 01 TO 03 · Model A · 61 years left
133 sqmS$595,000S$4,474 psm
Apr 2022
Blk 202 · 3 ROOM · 10 TO 12 · Model A · 61 years left
79 sqmS$388,888S$4,923 psm
See more

Showing 18 of 62.

Sale prices as filed in caveats.

Where the lease takes this

About 55 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years50 yearsS$439,677S$485,439S$525,740S$534,935
10 years45 yearsS$417,530S$508,967S$596,983S$618,046
20 years35 yearsS$367,053S$545,422S$750,373S$804,259

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.