Blk 279 Tampines St 22
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 279 | 04 TO 06 | 133 sqm | S$640,000 | S$4,812 psm | ×1.000 | S$4,812 psm |
| Jul 2026 | Blk 279 | 07 TO 09 | 139 sqm | S$720,000 | S$5,180 psm | ×1.000 | S$5,180 psm |
| Jul 2026 | Blk 279 | 04 TO 06 | 133 sqm | S$700,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| Jun 2026 | Blk 279 | 01 TO 03 | 133 sqm | S$650,000 | S$4,887 psm | ×1.000 | S$4,887 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.
6.95% gross yield
S$46,500 of rent a year against the estimate above · 1.07 points above flats like it
Homes like this rent for about S$3,875 a month, the middle of 10 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 |
|---|---|---|---|
| Jul 2026 | 294 | 5 ROOM | S$3,700 |
| Jun 2026 | 298 | 5 ROOM | S$3,800 |
| Jun 2026 | 289 | 5 ROOM | S$3,150 |
| May 2026 | 289 | 5 ROOM | S$4,880 |
| Apr 2026 | 288 | 5 ROOM | S$4,000 |
| Feb 2026 | 288 | 5 ROOM | S$3,950 |
| Feb 2026 | 298 | 5 ROOM | S$3,200 |
| Jan 2026 | 289 | 5 ROOM | S$2,900 |
median of 10 HDB rental approvals for 5 ROOM on Tampines St 22 since 2025-10.
Buying or selling at S$669,461?
Buying: Stamp duty on S$669,461 · Cash and CPF needed on S$669,461 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$669,461.
Each opens with this figure filled in; change anything there.
Primary schools near 279 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
- Chongzheng Primary School · 427 m · no 2025 Phase 2C ballot
- Yumin Primary School · 427 m · no 2025 Phase 2C ballot
- Changkat Primary School · 571 m · no 2025 Phase 2C ballot
- Tampines Primary School · 770 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,189 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,258 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,265 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,534 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,536 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,549 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 133 sqm | S$700,000 | S$5,263 psm |
| Jul 2026 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 58 years left | 139 sqm | S$720,000 | S$5,180 psm |
| Jul 2026 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 58 years left | 133 sqm | S$640,000 | S$4,812 psm |
| Jun 2026 | Blk 279 · 5 ROOM · 01 TO 03 · Model A · 58 years left | 133 sqm | S$650,000 | S$4,887 psm |
| Feb 2026 | Blk 279 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Apr 2025 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 132 sqm | S$668,000 | S$5,061 psm |
| Mar 2025 | Blk 279 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 137 sqm | S$745,000 | S$5,438 psm |
| Jan 2025 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 59 years left | 132 sqm | S$670,000 | S$5,076 psm |
| Oct 2024 | Blk 279 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$550,000 | S$5,288 psm |
| Jul 2024 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 137 sqm | S$700,888 | S$5,116 psm |
| May 2024 | Blk 279 · 5 ROOM · 01 TO 03 · Model A · 60 years left | 135 sqm | S$635,000 | S$4,704 psm |
| Jan 2024 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 133 sqm | S$645,000 | S$4,850 psm |
| Oct 2023 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 133 sqm | S$640,888 | S$4,819 psm |
| Jun 2023 | Blk 279 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 133 sqm | S$640,000 | S$4,812 psm |
| Jun 2023 | Blk 279 · 4 ROOM · 07 TO 09 · Model A · 61 years left excluded: outlier | 104 sqm | S$465,000 | S$4,471 psm |
| Mar 2023 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 61 years left | 132 sqm | S$600,000 | S$4,545 psm |
| Mar 2023 | Blk 279 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Jan 2023 | Blk 279 · 5 ROOM · 10 TO 12 · Model A · 61 years left | 132 sqm | S$620,000 | S$4,697 psm |
| Oct 2022 | Blk 279 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 135 sqm | S$595,000 | S$4,407 psm |
| Oct 2022 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 61 years left | 139 sqm | S$595,000 | S$4,281 psm |
| Sept 2022 | Blk 279 · 5 ROOM · 10 TO 12 · Model A · 61 years left excluded: outlier | 133 sqm | S$500,000 | S$3,759 psm |
| Dec 2021 | Blk 279 · 5 ROOM · 10 TO 12 · Model A · 62 years left | 135 sqm | S$590,000 | S$4,370 psm |
| Dec 2021 | Blk 279 · 5 ROOM · 10 TO 12 · Model A · 62 years left | 132 sqm | S$520,000 | S$3,939 psm |
| Oct 2021 | Blk 279 · 5 ROOM · 04 TO 06 · Model A · 62 years left | 132 sqm | S$530,000 | S$4,015 psm |
Showing 24 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 279 · 5 ROOM | S$3,150 | — |
| Dec 2023 | Blk 279 · 5 ROOM | S$3,150 | — |
| Dec 2021 | Blk 279 · 5 ROOM | S$2,400 | — |
| Dec 2021 | Blk 279 · 5 ROOM | S$2,280 | — |
| Nov 2021 | Blk 279 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 279 · 5 ROOM | S$2,300 | — |
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 57 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 | 52 years | S$639,065 | S$705,579 | S$764,156 | S$777,520 |
| 10 years | 47 years | S$606,874 | S$739,776 | S$867,705 | S$898,321 |
| 20 years | 37 years | S$533,507 | S$792,763 | S$1,090,656 | S$1,168,979 |
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.