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HDB · 520274

Blk 274 Tampines St 22

Project page · 99-year lease from 1984

Indicative value range
S$590,127 – S$618,393
Indicative mid S$605,769 · S$5,769 psm

Based on 35 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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
Oct 2026Blk 28110 TO 12103 sqmS$608,000S$5,903 psm×1.000S$5,903 psm
Sept 2026Blk 28504 TO 06105 sqmS$620,000S$5,905 psm×1.000S$5,905 psm
Sept 2026Blk 28207 TO 09102 sqmS$605,000S$5,931 psm×1.000S$5,931 psm
Sept 2026Blk 27707 TO 09106 sqmS$610,288S$5,757 psm×1.000S$5,757 psm
Sept 2026Blk 28204 TO 06115 sqmS$638,000S$5,548 psm×1.000S$5,548 psm
Sept 2026Blk 29201 TO 0391 sqmS$535,000S$5,879 psm×1.000S$5,879 psm
Sept 2026Blk 27204 TO 06103 sqmS$570,000S$5,534 psm×1.000S$5,534 psm
Aug 2026Blk 27501 TO 03107 sqmS$600,000S$5,607 psm×1.000S$5,607 psm
Aug 2026Blk 29110 TO 12104 sqmS$605,000S$5,817 psm×1.000S$5,817 psm
Aug 2026Blk 29704 TO 06105 sqmS$610,000S$5,810 psm×1.000S$5,810 psm
Jul 2026Blk 28301 TO 03105 sqmS$570,000S$5,429 psm×1.000S$5,429 psm
Jul 2026Blk 28604 TO 06103 sqmS$618,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 28101 TO 03103 sqmS$585,000S$5,680 psm×1.000S$5,680 psm
Jul 2026Blk 28307 TO 09103 sqmS$623,000S$6,049 psm×1.000S$6,049 psm
Jul 2026Blk 29707 TO 09104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 28301 TO 03103 sqmS$600,000S$5,825 psm×1.000S$5,825 psm
Jul 2026Blk 28607 TO 09105 sqmS$625,000S$5,952 psm×1.000S$5,952 psm
Jul 2026Blk 28610 TO 12105 sqmS$590,000S$5,619 psm×1.000S$5,619 psm
Jul 2026Blk 28310 TO 12103 sqmS$580,000S$5,631 psm×1.000S$5,631 psm
Jul 2026Blk 27707 TO 09104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 29304 TO 06105 sqmS$600,000S$5,714 psm×1.000S$5,714 psm
Jun 2026Blk 29404 TO 0698 sqmS$570,000S$5,816 psm×1.000S$5,816 psm
Jun 2026Blk 28410 TO 12111 sqmS$625,000S$5,631 psm×1.000S$5,631 psm
May 2026Blk 27501 TO 03105 sqmS$590,000S$5,619 psm×1.000S$5,619 psm
Mar 2026Blk 28507 TO 09103 sqmS$608,000S$5,903 psm×0.997S$5,886 psm
Mar 2026Blk 27204 TO 06112 sqmS$653,000S$5,830 psm×0.997S$5,813 psm
Mar 2026Blk 29304 TO 06104 sqmS$550,000S$5,288 psm×0.997S$5,273 psm
Mar 2026Blk 27707 TO 09104 sqmS$600,000S$5,769 psm×0.997S$5,752 psm
Feb 2026Blk 27904 TO 06104 sqmS$550,000S$5,288 psm×0.997S$5,273 psm
Jan 2026Blk 27601 TO 03105 sqmS$592,000S$5,638 psm×0.997S$5,621 psm
Dec 2025Blk 28604 TO 06105 sqmS$585,000S$5,571 psm×0.996S$5,550 psm
Dec 2025Blk 28410 TO 12103 sqmS$626,500S$6,083 psm×0.996S$6,059 psm
Nov 2025Blk 29001 TO 0396 sqmS$568,000S$5,917 psm×0.996S$5,893 psm
Nov 2025Blk 27707 TO 09105 sqmS$640,000S$6,095 psm×0.996S$6,071 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.

6.59% gross yield

S$39,900 of rent a year against the estimate above · 0.47 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$605,769?

Buying: Stamp duty on S$605,769 · Cash and CPF needed on S$605,769 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$605,769.

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

Primary schools near 274 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
Apr 2026
Blk 274 · 3 ROOM · 10 TO 12 · Model A · 57 years left
73 sqmS$480,000S$6,575 psm
Sept 2025
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 58 years left
105 sqmS$620,000S$5,905 psm
Sept 2025
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 58 years left
105 sqmS$665,000S$6,333 psm
Jun 2025
Blk 274 · 4 ROOM · 07 TO 09 · Model A · 58 years left
105 sqmS$655,000S$6,238 psm
Sept 2024
Blk 274 · 4 ROOM · 01 TO 03 · Model A · 59 years left
105 sqmS$560,000S$5,333 psm
Aug 2024
Blk 274 · 3 ROOM · 01 TO 03 · Model A · 59 years left
73 sqmS$435,000S$5,959 psm
May 2024
Blk 274 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$425,000S$5,822 psm
Apr 2024
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 59 years left
103 sqmS$570,000S$5,534 psm
Oct 2023
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 60 years left
105 sqmS$568,888S$5,418 psm
Oct 2023
Blk 274 · 3 ROOM · 01 TO 03 · Model A · 60 years left
77 sqmS$430,000S$5,584 psm
Aug 2023
Blk 274 · 3 ROOM · 10 TO 12 · Model A · 60 years left
excluded: outlier
73 sqmS$443,000S$6,068 psm
Apr 2022
Blk 274 · 4 ROOM · 10 TO 12 · Model A · 61 years left
105 sqmS$498,000S$4,743 psm
Apr 2022
Blk 274 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$370,000S$5,068 psm
Jan 2022
Blk 274 · 3 ROOM · 07 TO 09 · Model A · 62 years left
73 sqmS$382,000S$5,233 psm
Dec 2021
Blk 274 · 4 ROOM · 04 TO 06 · Model A · 62 years left
105 sqmS$488,000S$4,648 psm
Nov 2021
Blk 274 · 4 ROOM · 07 TO 09 · Model A · 62 years left
103 sqmS$460,000S$4,466 psm
Oct 2021
Blk 274 · 3 ROOM · 07 TO 09 · Model A · 62 years left
73 sqmS$370,000S$5,068 psm
See more

Showing 17 of 85.

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$578,265S$638,451S$691,455S$703,548
10 years46 yearsS$549,136S$669,394S$785,153S$812,856
20 years36 yearsS$482,750S$717,340S$986,893S$1,057,764

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.