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HDB · 520289

Blk 289 Tampines St 22

Project page · 99-year lease from 1985

Indicative value range
S$606,863 – S$653,673
Indicative mid S$631,803 · S$5,222 psm

Based on 12 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
Sept 2026Blk 28804 TO 06133 sqmS$660,000S$4,962 psm×1.000S$4,962 psm
Aug 2026Blk 28907 TO 09121 sqmS$609,000S$5,033 psm×1.000S$5,033 psm
Jul 2026Blk 27904 TO 06133 sqmS$640,000S$4,812 psm×1.000S$4,812 psm
Jul 2026Blk 27907 TO 09139 sqmS$720,000S$5,180 psm×1.000S$5,180 psm
Jul 2026Blk 27904 TO 06133 sqmS$700,000S$5,263 psm×1.000S$5,263 psm
Jul 2026Blk 27804 TO 06133 sqmS$718,000S$5,399 psm×1.000S$5,399 psm
Jun 2026Blk 27901 TO 03133 sqmS$650,000S$4,887 psm×1.000S$4,887 psm
May 2026Blk 28807 TO 09133 sqmS$720,000S$5,414 psm×1.000S$5,414 psm
Apr 2026Blk 29801 TO 03121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Feb 2026Blk 29407 TO 09126 sqmS$670,000S$5,317 psm×0.997S$5,302 psm
Jan 2026Blk 29410 TO 12126 sqmS$700,000S$5,556 psm×0.997S$5,539 psm
Nov 2025Blk 28801 TO 03133 sqmS$690,000S$5,188 psm×0.996S$5,168 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.

7.36% gross yield

S$46,500 of rent a year against the estimate above · 1.48 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

ApprovedBlockFlatRent a month
Jul 20262945 ROOMS$3,700
Jun 20262985 ROOMS$3,800
Jun 20262895 ROOMS$3,150
May 20262895 ROOMS$4,880
Apr 20262885 ROOMS$4,000
Feb 20262885 ROOMS$3,950
Feb 20262985 ROOMS$3,200
Jan 20262895 ROOMS$2,900

median of 10 HDB rental approvals for 5 ROOM on Tampines St 22 since 2025-10.

Buying or selling at S$631,803?

Buying: Stamp duty on S$631,803 · Cash and CPF needed on S$631,803 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$631,803.

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

Primary schools near 289 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
Aug 2026
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 58 years left
121 sqmS$609,000S$5,033 psm
Jul 2025
Blk 289 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
97 sqmS$555,000S$5,722 psm
Dec 2024
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 59 years left
121 sqmS$620,000S$5,124 psm
Aug 2024
Blk 289 · 5 ROOM · 10 TO 12 · Improved · 60 years left
121 sqmS$670,000S$5,537 psm
Aug 2024
Blk 289 · 5 ROOM · 01 TO 03 · Improved · 60 years left
126 sqmS$625,000S$4,960 psm
Feb 2024
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 60 years left
121 sqmS$588,000S$4,860 psm
Oct 2023
Blk 289 · 5 ROOM · 10 TO 12 · Improved · 61 years left
123 sqmS$648,888S$5,276 psm
Sept 2023
Blk 289 · 5 ROOM · 04 TO 06 · Improved · 61 years left
excluded: outlier
126 sqmS$545,000S$4,325 psm
Jul 2023
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 61 years left
121 sqmS$600,000S$4,959 psm
Jul 2023
Blk 289 · 5 ROOM · 04 TO 06 · Improved · 61 years left
121 sqmS$582,888S$4,817 psm
Jun 2023
Blk 289 · 5 ROOM · 04 TO 06 · Improved · 61 years left
121 sqmS$598,888S$4,949 psm
Mar 2023
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 61 years left
126 sqmS$600,000S$4,762 psm
Jan 2022
Blk 289 · 5 ROOM · 10 TO 12 · Improved · 62 years left
126 sqmS$540,000S$4,286 psm
Nov 2021
Blk 289 · 5 ROOM · 07 TO 09 · Improved · 63 years left
121 sqmS$535,000S$4,421 psm
See more

Showing 14 of 70.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$603,116S$665,889S$721,171S$733,783
10 years47 yearsS$572,736S$698,162S$818,896S$847,789
20 years37 yearsS$503,496S$748,169S$1,029,306S$1,103,222

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.