Blk 286 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 286 | 04 TO 06 | 103 sqm | S$618,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 286 | 07 TO 09 | 105 sqm | S$625,000 | S$5,952 psm | ×1.000 | S$5,952 psm |
| Jul 2026 | Blk 286 | 10 TO 12 | 105 sqm | S$590,000 | S$5,619 psm | ×1.000 | S$5,619 psm |
| Dec 2025 | Blk 286 | 04 TO 06 | 105 sqm | S$585,000 | S$5,571 psm | ×0.996 | S$5,550 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.
6.63% gross yield
S$39,900 of rent a year against the estimate above · 0.43 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 285 | 4 ROOM | S$3,300 |
| Sept 2026 | 284 | 4 ROOM | S$2,400 |
| Sept 2026 | 287 | 4 ROOM | S$2,300 |
| Sept 2026 | 285 | 4 ROOM | S$900 |
| Aug 2026 | 284 | 4 ROOM | S$3,800 |
| Aug 2026 | 272 | 4 ROOM | S$3,600 |
| Aug 2026 | 296 | 4 ROOM | S$3,600 |
| Aug 2026 | 273 | 4 ROOM | S$3,200 |
median of 52 HDB rental approvals for 4 ROOM on Tampines St 22 since 2025-10.
Buying or selling at S$601,715?
Buying: Stamp duty on S$601,715 · Cash and CPF needed on S$601,715 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$601,715.
Each opens with this figure filled in; change anything there.
Primary schools near 286 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 · 164 m · no 2025 Phase 2C ballot
- Yumin Primary School · 164 m · no 2025 Phase 2C ballot
- Tampines Primary School · 858 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 886 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines North Primary School · 1,225 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,420 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 286 · 4 ROOM · 10 TO 12 · Model A · 57 years left | 105 sqm | S$590,000 | S$5,619 psm |
| Jul 2026 | Blk 286 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 105 sqm | S$625,000 | S$5,952 psm |
| Jul 2026 | Blk 286 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 103 sqm | S$618,000 | S$6,000 psm |
| Jun 2026 | Blk 286 · 3 ROOM · 07 TO 09 · Model A · 57 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Dec 2025 | Blk 286 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 105 sqm | S$585,000 | S$5,571 psm |
| Aug 2024 | Blk 286 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 105 sqm | S$590,000 | S$5,619 psm |
| May 2024 | Blk 286 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$590,000 | S$5,728 psm |
| Apr 2024 | Blk 286 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 103 sqm | S$522,000 | S$5,068 psm |
| Apr 2024 | Blk 286 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Jul 2023 | Blk 286 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Feb 2023 | Blk 286 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 115 sqm | S$578,000 | S$5,026 psm |
| Jan 2023 | Blk 286 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 105 sqm | S$515,000 | S$4,905 psm |
| Nov 2021 | Blk 286 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$375,000 | S$5,068 psm |
Showing 13 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 286 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 286 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 286 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 286 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 286 · 4 ROOM | S$1,200 | — |
| Oct 2025 | Blk 286 · 4 ROOM | S$3,600 | — |
| May 2025 | Blk 286 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 286 · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 286 · 4 ROOM | S$3,450 | — |
| Oct 2024 | Blk 286 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 286 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 286 · 3 ROOM | S$2,400 | — |
| Feb 2024 | Blk 286 · 4 ROOM | S$1,800 | — |
| Jan 2024 | Blk 286 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 286 · 4 ROOM | S$1,200 | — |
| Oct 2023 | Blk 286 · 4 ROOM | S$3,400 | — |
| Mar 2023 | Blk 286 · 4 ROOM | S$3,700 | — |
| Oct 2022 | Blk 286 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 286 · 3 ROOM | S$2,200 | — |
| Feb 2022 | Blk 286 · 4 ROOM | S$1,800 | — |
| Feb 2022 | Blk 286 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 286 · 4 ROOM | S$2,200 | — |
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$574,395 | S$634,178 | S$686,827 | S$698,839 |
| 10 years | 46 years | S$545,461 | S$664,914 | S$779,898 | S$807,416 |
| 20 years | 36 years | S$479,519 | S$712,539 | S$980,288 | S$1,050,684 |
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.