homequant
HDB · 520297

Blk 297 Tampines St 22

Project page · 99-year lease from 1984

Indicative value range
S$451,222 – S$474,257
Indicative mid S$459,528 · S$6,295 psm

Based on 23 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
Oct 2026Blk 27307 TO 0973 sqmS$450,000S$6,164 psm×1.000S$6,164 psm
Sept 2026Blk 29604 TO 0667 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Sept 2026Blk 28504 TO 0674 sqmS$455,888S$6,161 psm×1.000S$6,161 psm
Aug 2026Blk 29504 TO 0673 sqmS$435,888S$5,971 psm×1.000S$5,971 psm
Aug 2026Blk 28410 TO 1278 sqmS$480,000S$6,154 psm×1.000S$6,154 psm
Aug 2026Blk 27210 TO 1273 sqmS$466,000S$6,384 psm×1.000S$6,384 psm
Aug 2026Blk 28404 TO 0674 sqmS$480,000S$6,486 psm×1.000S$6,486 psm
Jul 2026Blk 29004 TO 0667 sqmS$420,000S$6,269 psm×1.000S$6,269 psm
Jun 2026Blk 27504 TO 0673 sqmS$485,000S$6,644 psm×1.000S$6,644 psm
Jun 2026Blk 28607 TO 0974 sqmS$435,000S$5,878 psm×1.000S$5,878 psm
Jun 2026Blk 27501 TO 0373 sqmS$455,000S$6,233 psm×1.000S$6,233 psm
May 2026Blk 29110 TO 1273 sqmS$475,000S$6,507 psm×1.000S$6,507 psm
Apr 2026Blk 29501 TO 0373 sqmS$450,000S$6,164 psm×1.000S$6,164 psm
Apr 2026Blk 27410 TO 1273 sqmS$480,000S$6,575 psm×1.000S$6,575 psm
Apr 2026Blk 27501 TO 0373 sqmS$473,000S$6,479 psm×1.000S$6,479 psm
Mar 2026Blk 28504 TO 0674 sqmS$465,888S$6,296 psm×0.997S$6,277 psm
Feb 2026Blk 28301 TO 0374 sqmS$460,000S$6,216 psm×0.997S$6,198 psm
Feb 2026Blk 29607 TO 0967 sqmS$455,000S$6,791 psm×0.997S$6,771 psm
Feb 2026Blk 28501 TO 0374 sqmS$480,000S$6,486 psm×0.997S$6,467 psm
Jan 2026Blk 29507 TO 0973 sqmS$460,888S$6,314 psm×0.997S$6,295 psm
Jan 2026Blk 28107 TO 0974 sqmS$460,000S$6,216 psm×0.997S$6,198 psm
Jan 2026Blk 29604 TO 0667 sqmS$443,300S$6,616 psm×0.997S$6,597 psm
Dec 2025Blk 29107 TO 0973 sqmS$465,000S$6,370 psm×0.996S$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.

7.57% gross yield

S$34,800 of rent a year against the estimate above · 0.48 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

ApprovedBlockFlatRent a month
Sept 20262973 ROOMS$3,000
Sept 2026299A3 ROOMS$3,000
Sept 20262753 ROOMS$2,925
Sept 20262763 ROOMS$2,800
Sept 20262973 ROOMS$2,500
Aug 20262753 ROOMS$3,400
Aug 20262813 ROOMS$3,100
Aug 20262873 ROOMS$2,950

median of 53 HDB rental approvals for 3 ROOM on Tampines St 22 since 2025-10.

Buying or selling at S$459,528?

Buying: Stamp duty on S$459,528 · Cash and CPF needed on S$459,528 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$459,528.

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

Primary schools near 297 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 297 · 4 ROOM · 04 TO 06 · Model A · 57 years left
105 sqmS$610,000S$5,810 psm
Jul 2026
Blk 297 · 4 ROOM · 07 TO 09 · Model A · 57 years left
104 sqmS$600,000S$5,769 psm
Nov 2024
Blk 297 · 3 ROOM · 10 TO 12 · Model A · 59 years left
73 sqmS$480,000S$6,575 psm
Oct 2024
Blk 297 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$565,000S$5,433 psm
Jun 2024
Blk 297 · 3 ROOM · 01 TO 03 · Model A · 59 years left
73 sqmS$435,000S$5,959 psm
Mar 2024
Blk 297 · 4 ROOM · 10 TO 12 · Model A · 59 years left
104 sqmS$565,000S$5,433 psm
Feb 2024
Blk 297 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$420,000S$5,753 psm
Jan 2024
Blk 297 · 4 ROOM · 04 TO 06 · Model A · 59 years left
105 sqmS$555,000S$5,286 psm
Nov 2023
Blk 297 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$430,000S$5,890 psm
May 2023
Blk 297 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$420,000S$5,753 psm
Jan 2023
Blk 297 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$420,000S$5,753 psm
Apr 2022
Blk 297 · 3 ROOM · 07 TO 09 · Model A · 61 years left
73 sqmS$382,000S$5,233 psm
See more

Showing 12 of 72.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$438,664S$484,321S$524,528S$533,702
10 years46 yearsS$416,568S$507,794S$595,607S$616,622
20 years36 yearsS$366,207S$544,165S$748,644S$802,406

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.