Blk 260 Tampines St 21
Project page · 99-year lease from 1984
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 260 | 07 TO 09 | 133 sqm | S$770,000 | S$5,789 psm | ×1.000 | S$5,789 psm |
| Apr 2026 | Blk 260 | 04 TO 06 | 133 sqm | S$765,000 | S$5,752 psm | ×1.000 | S$5,752 psm |
| Jan 2026 | Blk 260 | 04 TO 06 | 133 sqm | S$780,000 | S$5,865 psm | ×0.997 | S$5,847 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.
5.45% gross yield
S$42,000 of rent a year against the estimate above · 0.43 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Sept 2026 | 232 | 5 ROOM | S$3,500 |
| Aug 2026 | 268 | 5 ROOM | S$3,800 |
| Aug 2026 | 232 | 5 ROOM | S$3,800 |
| Aug 2026 | 233 | 5 ROOM | S$2,800 |
| Jul 2026 | 257 | 5 ROOM | S$3,500 |
| Jul 2026 | 268 | 5 ROOM | S$2,300 |
| Jun 2026 | 256 | 5 ROOM | S$4,000 |
| Jun 2026 | 268 | 5 ROOM | S$3,900 |
median of 22 HDB rental approvals for 5 ROOM on Tampines St 21 since 2025-10.
Buying or selling at S$770,000?
Buying: Stamp duty on S$770,000 · Cash and CPF needed on S$770,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$770,000.
Each opens with this figure filled in; change anything there.
Primary schools near 260 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
- Gongshang Primary School · 249 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 318 m · no 2025 Phase 2C ballot
- Yumin Primary School · 318 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 597 m · no 2025 Phase 2C ballot
- Tampines Primary School · 765 m · no 2025 Phase 2C ballot
1 to 2 km
- East Spring Primary School · 1,254 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,329 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,439 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,486 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,511 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,571 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,662 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 260 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 133 sqm | S$770,000 | S$5,789 psm |
| Apr 2026 | Blk 260 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 133 sqm | S$765,000 | S$5,752 psm |
| Jan 2026 | Blk 260 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 133 sqm | S$780,000 | S$5,865 psm |
| Apr 2024 | Blk 260 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 133 sqm | S$718,000 | S$5,399 psm |
| Feb 2024 | Blk 260 · 5 ROOM · 01 TO 03 · Model A · 60 years left excluded: outlier | 133 sqm | S$630,000 | S$4,737 psm |
| Apr 2023 | Blk 260 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 133 sqm | S$700,000 | S$5,263 psm |
| Aug 2022 | Blk 260 · 5 ROOM · 01 TO 03 · Model A · 61 years left | 133 sqm | S$660,000 | S$4,962 psm |
| Jul 2022 | Blk 260 · 5 ROOM · 04 TO 06 · Model A · 61 years left | 133 sqm | S$630,000 | S$4,737 psm |
| Mar 2022 | Blk 260 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$505,000 | S$4,903 psm |
| Nov 2021 | Blk 260 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 103 sqm | S$463,000 | S$4,495 psm |
Showing 10 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 260 · 5 ROOM | S$3,000 | — |
| Oct 2025 | Blk 260 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 260 · 5 ROOM | S$3,650 | — |
| May 2025 | Blk 260 · 5 ROOM | S$4,175 | — |
| Mar 2024 | Blk 260 · 5 ROOM | S$3,000 | — |
| Jun 2023 | Blk 260 · 5 ROOM | S$3,100 | — |
| Mar 2023 | Blk 260 · 5 ROOM | S$2,700 | — |
| Jun 2022 | Blk 260 · 5 ROOM | S$3,100 | — |
| Mar 2022 | Blk 260 · 5 ROOM | S$2,200 | — |
| May 2021 | Blk 260 · 5 ROOM | S$2,650 | — |
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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$735,038 | S$811,542 | S$878,915 | S$894,287 |
| 10 years | 46 years | S$698,013 | S$850,874 | S$998,016 | S$1,033,230 |
| 20 years | 36 years | S$613,628 | S$911,819 | S$1,254,450 | S$1,344,535 |
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.