Blk 290 Tampines St 22
Project page · 99-year lease from 1985
Based on 32 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 272 | 07 TO 09 | 105 sqm | S$605,000 | S$5,762 psm | ×1.000 | S$5,762 psm |
| Oct 2026 | Blk 281 | 10 TO 12 | 103 sqm | S$608,000 | S$5,903 psm | ×1.000 | S$5,903 psm |
| Sept 2026 | Blk 285 | 04 TO 06 | 105 sqm | S$620,000 | S$5,905 psm | ×1.000 | S$5,905 psm |
| Sept 2026 | Blk 282 | 07 TO 09 | 102 sqm | S$605,000 | S$5,931 psm | ×1.000 | S$5,931 psm |
| Sept 2026 | Blk 277 | 07 TO 09 | 106 sqm | S$610,288 | S$5,757 psm | ×1.000 | S$5,757 psm |
| Sept 2026 | Blk 292 | 01 TO 03 | 91 sqm | S$535,000 | S$5,879 psm | ×1.000 | S$5,879 psm |
| Sept 2026 | Blk 272 | 04 TO 06 | 103 sqm | S$570,000 | S$5,534 psm | ×1.000 | S$5,534 psm |
| Aug 2026 | Blk 275 | 01 TO 03 | 107 sqm | S$600,000 | S$5,607 psm | ×1.000 | S$5,607 psm |
| Aug 2026 | Blk 291 | 10 TO 12 | 104 sqm | S$605,000 | S$5,817 psm | ×1.000 | S$5,817 psm |
| Aug 2026 | Blk 297 | 04 TO 06 | 105 sqm | S$610,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| Jul 2026 | Blk 283 | 01 TO 03 | 105 sqm | S$570,000 | S$5,429 psm | ×1.000 | S$5,429 psm |
| 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 281 | 01 TO 03 | 103 sqm | S$585,000 | S$5,680 psm | ×1.000 | S$5,680 psm |
| Jul 2026 | Blk 283 | 07 TO 09 | 103 sqm | S$623,000 | S$6,049 psm | ×1.000 | S$6,049 psm |
| Jul 2026 | Blk 297 | 07 TO 09 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Jul 2026 | Blk 283 | 01 TO 03 | 103 sqm | S$600,000 | S$5,825 psm | ×1.000 | S$5,825 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 |
| Jul 2026 | Blk 283 | 10 TO 12 | 103 sqm | S$580,000 | S$5,631 psm | ×1.000 | S$5,631 psm |
| Jul 2026 | Blk 277 | 07 TO 09 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Jul 2026 | Blk 293 | 04 TO 06 | 105 sqm | S$600,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Jun 2026 | Blk 294 | 04 TO 06 | 98 sqm | S$570,000 | S$5,816 psm | ×1.000 | S$5,816 psm |
| May 2026 | Blk 275 | 01 TO 03 | 105 sqm | S$590,000 | S$5,619 psm | ×1.000 | S$5,619 psm |
| Mar 2026 | Blk 285 | 07 TO 09 | 103 sqm | S$608,000 | S$5,903 psm | ×0.997 | S$5,886 psm |
| Mar 2026 | Blk 293 | 04 TO 06 | 104 sqm | S$550,000 | S$5,288 psm | ×0.997 | S$5,273 psm |
| Mar 2026 | Blk 277 | 07 TO 09 | 104 sqm | S$600,000 | S$5,769 psm | ×0.997 | S$5,752 psm |
| Feb 2026 | Blk 279 | 04 TO 06 | 104 sqm | S$550,000 | S$5,288 psm | ×0.997 | S$5,273 psm |
| Jan 2026 | Blk 276 | 01 TO 03 | 105 sqm | S$592,000 | S$5,638 psm | ×0.997 | S$5,621 psm |
| Dec 2025 | Blk 286 | 04 TO 06 | 105 sqm | S$585,000 | S$5,571 psm | ×0.996 | S$5,550 psm |
| Dec 2025 | Blk 284 | 10 TO 12 | 103 sqm | S$626,500 | S$6,083 psm | ×0.996 | S$6,059 psm |
| Nov 2025 | Blk 290 | 01 TO 03 | 96 sqm | S$568,000 | S$5,917 psm | ×0.996 | S$5,893 psm |
| Nov 2025 | Blk 277 | 07 TO 09 | 105 sqm | S$640,000 | S$6,095 psm | ×0.996 | S$6,071 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.
7.17% gross yield
S$39,900 of rent a year against the estimate above · 0.11 points above 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$556,731?
Buying: Stamp duty on S$556,731 · Cash and CPF needed on S$556,731 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$556,731.
Each opens with this figure filled in; change anything there.
Primary schools near 290 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 · 314 m · no 2025 Phase 2C ballot
- Yumin Primary School · 314 m · no 2025 Phase 2C ballot
- East Spring Primary School · 793 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 941 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Changkat Primary School · 989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,040 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines North Primary School · 1,263 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,603 m · balloted in 2025 Phase 2C (PRs within 1 km)
- White Sands Primary School · 1,787 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,847 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 290 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Nov 2025 | Blk 290 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 96 sqm | S$568,000 | S$5,917 psm |
| Sept 2025 | Blk 290 · 4 ROOM · 01 TO 03 · New Generation · 59 years left | 97 sqm | S$585,000 | S$6,031 psm |
| Feb 2023 | Blk 290 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 96 sqm | S$518,000 | S$5,396 psm |
| Nov 2021 | Blk 290 · 3 ROOM · 01 TO 03 · New Generation · 63 years left | 67 sqm | S$328,000 | S$4,896 psm |
Showing 5 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 290 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 290 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 290 · 4 ROOM | S$3,450 | — |
| Dec 2025 | Blk 290 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 290 · 3 ROOM | S$2,650 | — |
| Jul 2025 | Blk 290 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 290 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 290 · 3 ROOM | S$2,650 | — |
| Mar 2024 | Blk 290 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 290 · 3 ROOM | S$2,650 | — |
| Jul 2023 | Blk 290 · 4 ROOM | S$3,800 | — |
| Jun 2023 | Blk 290 · 4 ROOM | S$2,500 | — |
| Jun 2023 | Blk 290 · 3 ROOM | S$2,300 | — |
| Mar 2023 | Blk 290 · 3 ROOM | S$2,800 | — |
| Sept 2022 | Blk 290 · 4 ROOM | S$1,800 | — |
| Jan 2022 | Blk 290 · 3 ROOM | S$1,750 | — |
| Jun 2021 | Blk 290 · 4 ROOM | S$2,800 | — |
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 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$531,453 | S$586,767 | S$635,480 | S$646,594 |
| 10 years | 47 years | S$504,683 | S$615,205 | S$721,593 | S$747,053 |
| 20 years | 37 years | S$443,670 | S$659,270 | S$907,001 | S$972,135 |
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.