homequant
HDB · 520217

Blk 217 Tampines St 23

Project page · 99-year lease from 1986

Indicative value range
S$444,962 – S$457,028
Indicative mid S$449,294 · S$6,706 psm

Based on 4 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
Oct 2026Blk 21704 TO 0667 sqmS$448,588S$6,695 psm×1.000S$6,695 psm
Sept 2026Blk 21704 TO 0667 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Apr 2026Blk 21701 TO 0371 sqmS$460,000S$6,479 psm×1.000S$6,479 psm
Nov 2025Blk 21704 TO 0667 sqmS$480,000S$7,164 psm×0.996S$7,136 psm

How accurate is this estimate for Tampines St 23?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Tampines St 23 since.

Median error
2.1%

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.

7.48% gross yield

S$33,600 of rent a year against the estimate above · 0.39 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 35 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 20262123 ROOMS$3,000
Sept 20262153 ROOMS$2,900
Sept 20262143 ROOMS$2,000
Aug 20262263 ROOMS$3,200
Jul 20262283 ROOMS$3,000
Jul 20262263 ROOMS$3,000
Jul 20262113 ROOMS$2,800
Jun 20262113 ROOMS$3,000

median of 35 HDB rental approvals for 3 ROOM on Tampines St 23 since 2025-10.

Buying or selling at S$449,294?

Buying: Stamp duty on S$449,294 · Cash and CPF needed on S$449,294 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$449,294.

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

Primary schools near 217 Tampines St 23

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
Oct 2026
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$448,588S$6,695 psm
Sept 2026
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$450,000S$6,716 psm
Aug 2026
Blk 217 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
93 sqmS$620,000S$6,667 psm
Apr 2026
Blk 217 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
71 sqmS$460,000S$6,479 psm
Nov 2025
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 59 years left
67 sqmS$480,000S$7,164 psm
Feb 2025
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$460,000S$6,866 psm
Oct 2024
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
70 sqmS$470,000S$6,714 psm
Jul 2024
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 61 years left
67 sqmS$460,000S$6,866 psm
Jan 2024
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 61 years left
67 sqmS$410,000S$6,119 psm
Oct 2023
Blk 217 · 3 ROOM · 04 TO 06 · New Generation · 62 years left
67 sqmS$420,000S$6,269 psm
Dec 2022
Blk 217 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$400,000S$5,970 psm
Aug 2022
Blk 217 · 4 ROOM · 04 TO 06 · New Generation · 63 years left
92 sqmS$505,000S$5,489 psm
Jun 2022
Blk 217 · 3 ROOM · 10 TO 12 · New Generation · 63 years left
67 sqmS$395,000S$5,896 psm
Apr 2022
Blk 217 · 3 ROOM · 07 TO 09 · New Generation · 63 years left
67 sqmS$390,000S$5,821 psm
See more

Showing 14 of 65.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$428,894S$473,534S$512,846S$521,815
10 years48 yearsS$407,290S$496,484S$582,341S$602,889
20 years38 yearsS$358,051S$532,045S$731,970S$784,535

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.