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HDB · 520249

Blk 249 Tampines St 21

Project page · 99-year lease from 1984

Indicative value range
S$581,006 – S$616,574
Indicative mid S$599,100 · S$5,761 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 24907 TO 09102 sqmS$570,888S$5,597 psm×1.000S$5,597 psm
Oct 2026Blk 24904 TO 06108 sqmS$600,000S$5,556 psm×1.000S$5,556 psm
Aug 2026Blk 24904 TO 06103 sqmS$612,000S$5,942 psm×1.000S$5,942 psm
Mar 2026Blk 24904 TO 06103 sqmS$612,000S$5,942 psm×0.997S$5,924 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.

7.01% gross yield

S$42,000 of rent a year against the estimate above · 0.05 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 66 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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

ApprovedBlockFlatRent a month
Sept 20262404 ROOMS$3,600
Sept 20262714 ROOMS$3,400
Sept 20262474 ROOMS$2,800
Aug 20262714 ROOMS$4,000
Aug 20262374 ROOMS$3,700
Aug 20262624 ROOMS$3,400
Aug 20262584 ROOMS$2,600
Jul 20262374 ROOMS$4,000

median of 66 HDB rental approvals for 4 ROOM on Tampines St 21 since 2025-10.

Buying or selling at S$599,100?

Buying: Stamp duty on S$599,100 · Cash and CPF needed on S$599,100 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$599,100.

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

Primary schools near 249 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
Oct 2026
Blk 249 · 4 ROOM · 04 TO 06 · Model A · 57 years left
108 sqmS$600,000S$5,556 psm
Oct 2026
Blk 249 · 4 ROOM · 07 TO 09 · Model A · 57 years left
102 sqmS$570,888S$5,597 psm
Aug 2026
Blk 249 · 4 ROOM · 04 TO 06 · Model A · 57 years left
103 sqmS$612,000S$5,942 psm
Mar 2026
Blk 249 · 4 ROOM · 04 TO 06 · Model A · 58 years left
103 sqmS$612,000S$5,942 psm
Dec 2024
Blk 249 · 4 ROOM · 01 TO 03 · Model A · 59 years left
106 sqmS$660,000S$6,226 psm
Oct 2024
Blk 249 · 3 ROOM · 04 TO 06 · Model A · 59 years left
74 sqmS$460,000S$6,216 psm
Feb 2024
Blk 249 · 3 ROOM · 07 TO 09 · Model A · 60 years left
79 sqmS$440,000S$5,570 psm
Jan 2024
Blk 249 · 3 ROOM · 07 TO 09 · Model A · 60 years left
79 sqmS$456,888S$5,783 psm
Dec 2023
Blk 249 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$620,000S$5,962 psm
Dec 2023
Blk 249 · 4 ROOM · 01 TO 03 · Model A · 60 years left
102 sqmS$500,000S$4,902 psm
Nov 2023
Blk 249 · 4 ROOM · 07 TO 09 · Model A · 60 years left
103 sqmS$621,888S$6,038 psm
Oct 2023
Blk 249 · 3 ROOM · 01 TO 03 · Model A · 60 years left
74 sqmS$460,000S$6,216 psm
May 2023
Blk 249 · 4 ROOM · 01 TO 03 · Model A · 60 years left
104 sqmS$525,000S$5,048 psm
May 2023
Blk 249 · 3 ROOM · 10 TO 12 · Model A · 60 years left
79 sqmS$453,000S$5,734 psm
Mar 2023
Blk 249 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$610,000S$5,865 psm
Dec 2022
Blk 249 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$390,000S$5,270 psm
Aug 2022
Blk 249 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$545,000S$5,240 psm
See more

Showing 17 of 71.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$571,899S$631,422S$683,843S$695,802
10 years46 yearsS$543,091S$662,025S$776,509S$803,907
20 years36 yearsS$477,435S$709,443S$976,028S$1,046,119

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.