Blk 280 Tampines St 22
Project page · 99-year lease from 1984
Based on 24 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 273 | 07 TO 09 | 73 sqm | S$450,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Sept 2026 | Blk 296 | 04 TO 06 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Sept 2026 | Blk 285 | 04 TO 06 | 74 sqm | S$455,888 | S$6,161 psm | ×1.000 | S$6,161 psm |
| Aug 2026 | Blk 295 | 04 TO 06 | 73 sqm | S$435,888 | S$5,971 psm | ×1.000 | S$5,971 psm |
| Aug 2026 | Blk 284 | 10 TO 12 | 78 sqm | S$480,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Aug 2026 | Blk 272 | 10 TO 12 | 73 sqm | S$466,000 | S$6,384 psm | ×1.000 | S$6,384 psm |
| Aug 2026 | Blk 284 | 04 TO 06 | 74 sqm | S$480,000 | S$6,486 psm | ×1.000 | S$6,486 psm |
| Jul 2026 | Blk 290 | 04 TO 06 | 67 sqm | S$420,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Jun 2026 | Blk 275 | 04 TO 06 | 73 sqm | S$485,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| Jun 2026 | Blk 286 | 07 TO 09 | 74 sqm | S$435,000 | S$5,878 psm | ×1.000 | S$5,878 psm |
| Jun 2026 | Blk 275 | 01 TO 03 | 73 sqm | S$455,000 | S$6,233 psm | ×1.000 | S$6,233 psm |
| Jun 2026 | Blk 285 | 07 TO 09 | 84 sqm | S$522,000 | S$6,214 psm | ×1.000 | S$6,214 psm |
| May 2026 | Blk 291 | 10 TO 12 | 73 sqm | S$475,000 | S$6,507 psm | ×1.000 | S$6,507 psm |
| Apr 2026 | Blk 295 | 01 TO 03 | 73 sqm | S$450,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Apr 2026 | Blk 274 | 10 TO 12 | 73 sqm | S$480,000 | S$6,575 psm | ×1.000 | S$6,575 psm |
| Apr 2026 | Blk 275 | 01 TO 03 | 73 sqm | S$473,000 | S$6,479 psm | ×1.000 | S$6,479 psm |
| Mar 2026 | Blk 285 | 04 TO 06 | 74 sqm | S$465,888 | S$6,296 psm | ×0.997 | S$6,277 psm |
| Feb 2026 | Blk 283 | 01 TO 03 | 74 sqm | S$460,000 | S$6,216 psm | ×0.997 | S$6,198 psm |
| Feb 2026 | Blk 296 | 07 TO 09 | 67 sqm | S$455,000 | S$6,791 psm | ×0.997 | S$6,771 psm |
| Feb 2026 | Blk 285 | 01 TO 03 | 74 sqm | S$480,000 | S$6,486 psm | ×0.997 | S$6,467 psm |
| Jan 2026 | Blk 295 | 07 TO 09 | 73 sqm | S$460,888 | S$6,314 psm | ×0.997 | S$6,295 psm |
| Jan 2026 | Blk 281 | 07 TO 09 | 74 sqm | S$460,000 | S$6,216 psm | ×0.997 | S$6,198 psm |
| Jan 2026 | Blk 296 | 04 TO 06 | 67 sqm | S$443,300 | S$6,616 psm | ×0.997 | S$6,597 psm |
| Dec 2025 | Blk 291 | 07 TO 09 | 73 sqm | S$465,000 | S$6,370 psm | ×0.996 | S$6,345 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.
7.48% gross yield
S$34,800 of rent a year against the estimate above · 0.39 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 53 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 | 297 | 3 ROOM | S$3,000 |
| Sept 2026 | 299A | 3 ROOM | S$3,000 |
| Sept 2026 | 275 | 3 ROOM | S$2,925 |
| Sept 2026 | 276 | 3 ROOM | S$2,800 |
| Sept 2026 | 297 | 3 ROOM | S$2,500 |
| Aug 2026 | 275 | 3 ROOM | S$3,400 |
| Aug 2026 | 281 | 3 ROOM | S$3,100 |
| Aug 2026 | 287 | 3 ROOM | S$2,950 |
median of 53 HDB rental approvals for 3 ROOM on Tampines St 22 since 2025-10.
Buying or selling at S$465,168?
Buying: Stamp duty on S$465,168 · Cash and CPF needed on S$465,168 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$465,168.
Each opens with this figure filled in; change anything there.
Primary schools near 280 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 · 297 m · no 2025 Phase 2C ballot
- Yumin Primary School · 297 m · no 2025 Phase 2C ballot
- Changkat Primary School · 707 m · no 2025 Phase 2C ballot
- Tampines Primary School · 730 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,054 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- East Spring Primary School · 1,190 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,259 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines North Primary School · 1,401 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,530 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,647 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 280 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Oct 2024 | Blk 280 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 114 sqm | S$615,000 | S$5,395 psm |
| Aug 2024 | Blk 280 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Feb 2024 | Blk 280 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$426,000 | S$5,757 psm |
| Oct 2023 | Blk 280 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$578,000 | S$5,612 psm |
| Jul 2023 | Blk 280 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$425,000 | S$5,743 psm |
| Jun 2023 | Blk 280 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 84 sqm | S$450,888 | S$5,368 psm |
| May 2023 | Blk 280 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Apr 2023 | Blk 280 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Aug 2022 | Blk 280 · 3 ROOM · 04 TO 06 · Model A · 61 years left excluded: outlier | 84 sqm | S$402,000 | S$4,786 psm |
| Dec 2021 | Blk 280 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 84 sqm | S$395,000 | S$4,702 psm |
| Dec 2021 | Blk 280 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$350,000 | S$4,730 psm |
Showing 12 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 280 · 3 ROOM | S$2,900 | — |
| Mar 2026 | Blk 280 · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 280 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 280 · 4 ROOM | S$1,600 | — |
| Mar 2025 | Blk 280 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 280 · 4 ROOM | S$3,000 | — |
| Feb 2024 | Blk 280 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 280 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 280 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 280 · 4 ROOM | S$1,600 | — |
| May 2022 | Blk 280 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 280 · 4 ROOM | S$1,600 | — |
| Feb 2022 | Blk 280 · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 280 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 280 · 3 ROOM | S$1,500 | — |
| Oct 2021 | Blk 280 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 280 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 280 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 280 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 280 · 3 ROOM | S$1,700 | — |
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$444,048 | S$490,265 | S$530,966 | S$540,252 |
| 10 years | 46 years | S$421,680 | S$514,026 | S$602,917 | S$624,190 |
| 20 years | 36 years | S$370,702 | S$550,844 | S$757,832 | S$812,254 |
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.