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HDB · 520272

Blk 272 Tampines St 22

Project page · 99-year lease from 1984

Indicative value range
S$581,738 – S$596,116
Indicative mid S$593,476 · S$5,762 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 27207 TO 09105 sqmS$605,000S$5,762 psm×1.000S$5,762 psm
Sept 2026Blk 27204 TO 06103 sqmS$570,000S$5,534 psm×1.000S$5,534 psm
Mar 2026Blk 27204 TO 06112 sqmS$653,000S$5,830 psm×0.997S$5,813 psm

How accurate is this estimate for Tampines St 22?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 75 sales in Tampines St 22 since.

Median error
3.2%

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.

6.72% gross yield

S$39,900 of rent a year against the estimate above · 0.34 points below flats like it

Homes like this rent for about S$3,325 a month, the middle of 52 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 20262854 ROOMS$3,300
Sept 20262844 ROOMS$2,400
Sept 20262874 ROOMS$2,300
Sept 20262854 ROOMS$900
Aug 20262844 ROOMS$3,800
Aug 20262724 ROOMS$3,600
Aug 20262964 ROOMS$3,600
Aug 20262734 ROOMS$3,200

median of 52 HDB rental approvals for 4 ROOM on Tampines St 22 since 2025-10.

Buying or selling at S$593,476?

Buying: Stamp duty on S$593,476 · Cash and CPF needed on S$593,476 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$593,476.

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

Primary schools near 272 Tampines St 22

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 272 · 4 ROOM · 07 TO 09 · Model A · 57 years left
105 sqmS$605,000S$5,762 psm
Sept 2026
Blk 272 · 4 ROOM · 04 TO 06 · Model A · 57 years left
103 sqmS$570,000S$5,534 psm
Aug 2026
Blk 272 · 3 ROOM · 10 TO 12 · Model A · 57 years left
73 sqmS$466,000S$6,384 psm
Mar 2026
Blk 272 · 4 ROOM · 04 TO 06 · Model A · 57 years left
112 sqmS$653,000S$5,830 psm
Aug 2025
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 58 years left
103 sqmS$610,000S$5,922 psm
May 2025
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 58 years left
103 sqmS$620,000S$6,019 psm
Mar 2024
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 59 years left
103 sqmS$565,000S$5,485 psm
Mar 2024
Blk 272 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$430,000S$5,890 psm
Dec 2023
Blk 272 · 3 ROOM · 10 TO 12 · Model A · 60 years left
82 sqmS$453,000S$5,524 psm
Sept 2023
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 60 years left
103 sqmS$520,000S$5,049 psm
Sept 2023
Blk 272 · 3 ROOM · 07 TO 09 · Model A · 60 years left
83 sqmS$455,000S$5,482 psm
Jul 2023
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 60 years left
103 sqmS$538,000S$5,223 psm
Feb 2023
Blk 272 · 4 ROOM · 10 TO 12 · Model A · 61 years left
103 sqmS$528,000S$5,126 psm
Aug 2022
Blk 272 · 3 ROOM · 07 TO 09 · Model A · 61 years left
82 sqmS$405,000S$4,939 psm
Jul 2022
Blk 272 · 4 ROOM · 01 TO 03 · Model A · 61 years left
103 sqmS$480,000S$4,660 psm
Jun 2022
Blk 272 · 4 ROOM · 07 TO 09 · Model A · 61 years left
112 sqmS$550,000S$4,911 psm
Mar 2022
Blk 272 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$360,000S$4,932 psm
Jan 2022
Blk 272 · 4 ROOM · 04 TO 06 · Model A · 62 years left
103 sqmS$470,000S$4,563 psm
Dec 2021
Blk 272 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$355,000S$4,863 psm
Nov 2021
Blk 272 · 4 ROOM · 10 TO 12 · Model A · 62 years left
103 sqmS$500,000S$4,854 psm
Nov 2021
Blk 272 · 4 ROOM · 07 TO 09 · Model A · 62 years left
103 sqmS$470,000S$4,563 psm
Oct 2021
Blk 272 · 3 ROOM · 04 TO 06 · Model A · 62 years left
73 sqmS$350,000S$4,795 psm
See more

Showing 22 of 104.

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$566,530S$625,494S$677,422S$689,270
10 years46 yearsS$537,992S$655,810S$769,219S$796,360
20 years36 yearsS$472,953S$702,783S$966,865S$1,036,298

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.