Blk 285 Tampines St 22
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 285 | 04 TO 06 | 74 sqm | S$455,888 | S$6,161 psm | ×1.000 | S$6,161 psm |
| Jun 2026 | Blk 285 | 07 TO 09 | 84 sqm | S$522,000 | S$6,214 psm | ×1.000 | S$6,214 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 285 | 01 TO 03 | 74 sqm | S$480,000 | S$6,486 psm | ×0.997 | S$6,467 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.
7.53% gross yield
S$34,800 of rent a year against the estimate above · 0.44 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$462,186?
Buying: Stamp duty on S$462,186 · Cash and CPF needed on S$462,186 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$462,186.
Each opens with this figure filled in; change anything there.
Primary schools near 285 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 · 121 m · no 2025 Phase 2C ballot
- Yumin Primary School · 121 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 845 m · no 2025 Phase 2C ballot
- Changkat Primary School · 976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines North Primary School · 1,170 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,410 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,650 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,867 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 285 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$455,888 | S$6,161 psm |
| Sept 2026 | Blk 285 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 105 sqm | S$620,000 | S$5,905 psm |
| Jun 2026 | Blk 285 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 84 sqm | S$522,000 | S$6,214 psm |
| Mar 2026 | Blk 285 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 103 sqm | S$608,000 | S$5,903 psm |
| Mar 2026 | Blk 285 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 74 sqm | S$465,888 | S$6,296 psm |
| Feb 2026 | Blk 285 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 74 sqm | S$480,000 | S$6,486 psm |
| Feb 2025 | Blk 285 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$620,000 | S$6,019 psm |
| Sept 2024 | Blk 285 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 103 sqm | S$525,000 | S$5,097 psm |
| Aug 2024 | Blk 285 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$450,000 | S$6,081 psm |
| Jun 2024 | Blk 285 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 78 sqm | S$468,000 | S$6,000 psm |
| Mar 2024 | Blk 285 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 103 sqm | S$568,888 | S$5,523 psm |
| Jul 2023 | Blk 285 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 103 sqm | S$510,000 | S$4,951 psm |
| May 2023 | Blk 285 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 103 sqm | S$563,000 | S$5,466 psm |
| Nov 2022 | Blk 285 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$390,000 | S$5,270 psm |
| Aug 2022 | Blk 285 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$385,000 | S$5,203 psm |
| Jul 2022 | Blk 285 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$505,000 | S$4,903 psm |
| Jul 2022 | Blk 285 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 103 sqm | S$460,000 | S$4,466 psm |
| Jun 2022 | Blk 285 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$405,000 | S$5,473 psm |
| Jun 2022 | Blk 285 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$350,000 | S$4,730 psm |
| May 2022 | Blk 285 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$493,000 | S$4,786 psm |
| Apr 2022 | Blk 285 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Feb 2022 | Blk 285 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$388,000 | S$5,243 psm |
| Nov 2021 | Blk 285 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$473,000 | S$4,592 psm |
Showing 23 of 85.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 285 · 4 ROOM | S$3,300 | — |
| Sept 2026 | Blk 285 · 4 ROOM | S$900 | — |
| Jul 2026 | Blk 285 · 3 ROOM | S$2,750 | — |
| Jul 2026 | Blk 285 · 3 ROOM | S$2,000 | — |
| Jun 2026 | Blk 285 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 285 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 285 · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 285 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 285 · 3 ROOM | S$2,000 | — |
| Aug 2025 | Blk 285 · 3 ROOM | S$2,750 | — |
| Jul 2025 | Blk 285 · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 285 · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 285 · 3 ROOM | S$2,600 | — |
| May 2025 | Blk 285 · 3 ROOM | S$2,350 | — |
| Apr 2025 | Blk 285 · 3 ROOM | S$2,500 | — |
| Mar 2025 | Blk 285 · 4 ROOM | S$3,700 | — |
| Oct 2024 | Blk 285 · 3 ROOM | S$1,900 | — |
| Sept 2024 | Blk 285 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 285 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 285 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 285 · 4 ROOM | S$3,900 | — |
| Jun 2024 | Blk 285 · 4 ROOM | S$2,800 | — |
| May 2024 | Blk 285 · 3 ROOM | S$3,050 | — |
| May 2024 | Blk 285 · 3 ROOM | S$2,400 | — |
| Apr 2024 | Blk 285 · 4 ROOM | S$900 | — |
| Dec 2023 | Blk 285 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 285 · 3 ROOM | S$2,400 | — |
| Nov 2023 | Blk 285 · 3 ROOM | S$1,900 | — |
| Sept 2023 | Blk 285 · 3 ROOM | S$2,600 | — |
| Jul 2023 | Blk 285 · 3 ROOM | S$1,900 | — |
| Jun 2023 | Blk 285 · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 285 · 3 ROOM | S$2,850 | — |
| May 2023 | Blk 285 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 285 · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 285 · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 285 · 3 ROOM | S$1,500 | — |
| Oct 2022 | Blk 285 · 3 ROOM | S$2,400 | — |
| Sept 2022 | Blk 285 · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 285 · 3 ROOM | S$1,650 | — |
| Jun 2022 | Blk 285 · 4 ROOM | S$3,200 | — |
| May 2022 | Blk 285 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 285 · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 285 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 285 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 285 · 4 ROOM | S$1,750 | — |
| Nov 2021 | Blk 285 · 3 ROOM | S$2,050 | — |
| Oct 2021 | Blk 285 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 285 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 285 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 285 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 285 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 285 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 285 · 3 ROOM | S$1,750 | — |
| May 2021 | Blk 285 · 3 ROOM | S$1,650 | — |
| Apr 2021 | Blk 285 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 285 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 285 · 3 ROOM | S$1,800 | — |
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$441,200 | S$487,121 | S$527,561 | S$536,788 |
| 10 years | 46 years | S$418,976 | S$510,730 | S$599,051 | S$620,187 |
| 20 years | 36 years | S$368,325 | S$547,311 | S$752,973 | S$807,045 |
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.