Blk 267 Tampines St 21
Project page · 99-year lease from 1983
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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 267 | 07 TO 09 | 79 sqm | S$501,888 | S$6,353 psm | ×1.000 | S$6,353 psm |
| Aug 2026 | Blk 267 | 10 TO 12 | 75 sqm | S$500,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jun 2026 | Blk 267 | 01 TO 03 | 75 sqm | S$455,000 | S$6,067 psm | ×1.000 | S$6,067 psm |
| May 2026 | Blk 267 | 10 TO 12 | 75 sqm | S$478,000 | S$6,373 psm | ×1.000 | S$6,373 psm |
| Apr 2026 | Blk 267 | 04 TO 06 | 75 sqm | S$486,000 | S$6,480 psm | ×1.000 | S$6,480 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.
7.28% 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 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 242 | 3 ROOM | S$3,225 |
| Sept 2026 | 259 | 3 ROOM | S$3,100 |
| Sept 2026 | 240 | 3 ROOM | S$3,100 |
| Sept 2026 | 240 | 3 ROOM | S$3,000 |
| Sept 2026 | 269 | 3 ROOM | S$3,000 |
| Sept 2026 | 241 | 3 ROOM | S$3,000 |
| Sept 2026 | 267 | 3 ROOM | S$3,000 |
| Sept 2026 | 250 | 3 ROOM | S$2,900 |
median of 149 HDB rental approvals for 3 ROOM on Tampines St 21 since 2025-10.
Buying or selling at S$478,000?
Buying: Stamp duty on S$478,000 · Cash and CPF needed on S$478,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,000.
Each opens with this figure filled in; change anything there.
Primary schools near 267 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 · 82 m · no 2025 Phase 2C ballot
- Yumin Primary School · 82 m · no 2025 Phase 2C ballot
- Tampines Primary School · 479 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 675 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,017 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Junyuan Primary School · 1,050 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Changkat Primary School · 1,119 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,263 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,353 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,623 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,722 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,840 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 56 years left | 79 sqm | S$501,888 | S$6,353 psm |
| Sept 2026 | Blk 267 · 4 ROOM · 07 TO 09 · Model A · 56 years left | 114 sqm | S$618,000 | S$5,421 psm |
| Aug 2026 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 56 years left | 75 sqm | S$500,000 | S$6,667 psm |
| Jun 2026 | Blk 267 · 4 ROOM · 07 TO 09 · Model A · 56 years left | 114 sqm | S$608,000 | S$5,333 psm |
| Jun 2026 | Blk 267 · 3 ROOM · 01 TO 03 · Model A · 56 years left | 75 sqm | S$455,000 | S$6,067 psm |
| May 2026 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 56 years left | 75 sqm | S$478,000 | S$6,373 psm |
| Apr 2026 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 56 years left | 75 sqm | S$486,000 | S$6,480 psm |
| Jul 2025 | Blk 267 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 104 sqm | S$585,000 | S$5,625 psm |
| Jan 2025 | Blk 267 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 104 sqm | S$595,000 | S$5,721 psm |
| Dec 2024 | Blk 267 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 115 sqm | S$738,000 | S$6,417 psm |
| Dec 2024 | Blk 267 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 104 sqm | S$605,000 | S$5,817 psm |
| Nov 2024 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 75 sqm | S$485,000 | S$6,467 psm |
| Jun 2024 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 75 sqm | S$445,000 | S$5,933 psm |
| May 2024 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 79 sqm | S$468,000 | S$5,924 psm |
| May 2024 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 79 sqm | S$455,000 | S$5,759 psm |
| Feb 2024 | Blk 267 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Jan 2024 | Blk 267 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 75 sqm | S$414,000 | S$5,520 psm |
| Dec 2023 | Blk 267 · EXECUTIVE · 07 TO 09 · Adjoined flat · 59 years left | 158 sqm | S$953,000 | S$6,032 psm |
| Dec 2023 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 79 sqm | S$435,000 | S$5,506 psm |
| Nov 2023 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 75 sqm | S$392,000 | S$5,227 psm |
| Sept 2023 | Blk 267 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 115 sqm | S$630,000 | S$5,478 psm |
| Aug 2023 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 79 sqm | S$448,000 | S$5,671 psm |
| Aug 2023 | Blk 267 · 3 ROOM · 01 TO 03 · Model A · 59 years left | 75 sqm | S$400,000 | S$5,333 psm |
| Aug 2023 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 75 sqm | S$395,000 | S$5,267 psm |
| Jun 2023 | Blk 267 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 104 sqm | S$588,888 | S$5,662 psm |
| May 2023 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 75 sqm | S$430,000 | S$5,733 psm |
| Apr 2023 | Blk 267 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 115 sqm | S$631,888 | S$5,495 psm |
| Jan 2023 | Blk 267 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 75 sqm | S$432,000 | S$5,760 psm |
| Jan 2023 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 79 sqm | S$412,000 | S$5,215 psm |
| Jan 2023 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 75 sqm | S$410,000 | S$5,467 psm |
| Oct 2022 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 75 sqm | S$390,000 | S$5,200 psm |
| Aug 2022 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 75 sqm | S$425,000 | S$5,667 psm |
| Jul 2022 | Blk 267 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 115 sqm | S$555,000 | S$4,826 psm |
| Feb 2022 | Blk 267 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Feb 2022 | Blk 267 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 75 sqm | S$390,000 | S$5,200 psm |
| Jan 2022 | Blk 267 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 79 sqm | S$430,000 | S$5,443 psm |
| Nov 2021 | Blk 267 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 115 sqm | S$490,000 | S$4,261 psm |
Showing 37 of 159.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 267 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 267 · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 267 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 267 · 3 ROOM | S$3,150 | — |
| Apr 2026 | Blk 267 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 267 · 3 ROOM | S$2,700 | — |
| Mar 2026 | Blk 267 · 3 ROOM | S$3,150 | — |
| Feb 2026 | Blk 267 · 3 ROOM | S$3,200 | — |
| Feb 2026 | Blk 267 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 267 · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 267 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 267 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 267 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 267 · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 267 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 267 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 267 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 267 · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 267 · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 267 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 267 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 267 · 3 ROOM | S$3,100 | — |
| May 2024 | Blk 267 · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 267 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 267 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 267 · 3 ROOM | S$3,100 | — |
| Apr 2024 | Blk 267 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 267 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 267 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 267 · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 267 · 3 ROOM | S$3,300 | — |
| Oct 2023 | Blk 267 · 3 ROOM | S$3,000 | — |
| Aug 2023 | Blk 267 · 3 ROOM | S$1,800 | — |
| Jul 2023 | Blk 267 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 267 · 4 ROOM | S$2,200 | — |
| Apr 2023 | Blk 267 · 3 ROOM | S$1,800 | — |
| Jan 2023 | Blk 267 · 4 ROOM | S$3,850 | — |
| Nov 2022 | Blk 267 · 3 ROOM | S$2,500 | — |
| Sept 2022 | Blk 267 · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 267 · 3 ROOM | S$3,000 | — |
| Aug 2022 | Blk 267 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 267 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 267 · 3 ROOM | S$2,800 | — |
| Apr 2022 | Blk 267 · 3 ROOM | S$1,800 | — |
| Mar 2022 | Blk 267 · 3 ROOM | S$2,700 | — |
| Dec 2021 | Blk 267 · 4 ROOM | S$2,850 | — |
| Dec 2021 | Blk 267 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 267 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 267 · 3 ROOM | S$1,750 | — |
| Aug 2021 | Blk 267 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 267 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 267 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 267 · 3 ROOM | S$1,660 | — |
| Apr 2021 | Blk 267 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 267 · 3 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 50 years | S$456,297 | S$503,788 | S$545,612 | S$555,155 |
| 10 years | 45 years | S$433,312 | S$528,205 | S$619,548 | S$641,408 |
| 20 years | 35 years | S$380,928 | S$566,038 | S$778,736 | S$834,659 |
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.