Blk 298 Tampines St 22
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 288 | 04 TO 06 | 133 sqm | S$660,000 | S$4,962 psm | ×1.000 | S$4,962 psm |
| Aug 2026 | Blk 289 | 07 TO 09 | 121 sqm | S$609,000 | S$5,033 psm | ×1.000 | S$5,033 psm |
| Jul 2026 | Blk 279 | 04 TO 06 | 133 sqm | S$640,000 | S$4,812 psm | ×1.000 | S$4,812 psm |
| Jul 2026 | Blk 279 | 07 TO 09 | 139 sqm | S$720,000 | S$5,180 psm | ×1.000 | S$5,180 psm |
| Jul 2026 | Blk 279 | 04 TO 06 | 133 sqm | S$700,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| Jul 2026 | Blk 278 | 04 TO 06 | 133 sqm | S$718,000 | S$5,399 psm | ×1.000 | S$5,399 psm |
| Jun 2026 | Blk 279 | 01 TO 03 | 133 sqm | S$650,000 | S$4,887 psm | ×1.000 | S$4,887 psm |
| May 2026 | Blk 288 | 07 TO 09 | 133 sqm | S$720,000 | S$5,414 psm | ×1.000 | S$5,414 psm |
| Apr 2026 | Blk 298 | 01 TO 03 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Feb 2026 | Blk 294 | 07 TO 09 | 126 sqm | S$670,000 | S$5,317 psm | ×0.997 | S$5,302 psm |
| Jan 2026 | Blk 294 | 10 TO 12 | 126 sqm | S$700,000 | S$5,556 psm | ×0.997 | S$5,539 psm |
| Nov 2025 | Blk 288 | 01 TO 03 | 133 sqm | S$690,000 | S$5,188 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 294 | 5 ROOM | S$3,700 |
| Jun 2026 | 298 | 5 ROOM | S$3,800 |
| Jun 2026 | 289 | 5 ROOM | S$3,150 |
| May 2026 | 289 | 5 ROOM | S$4,880 |
| Apr 2026 | 288 | 5 ROOM | S$4,000 |
| Feb 2026 | 288 | 5 ROOM | S$3,950 |
| Feb 2026 | 298 | 5 ROOM | S$3,200 |
| Jan 2026 | 289 | 5 ROOM | S$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 298 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 · 354 m · no 2025 Phase 2C ballot
- Yumin Primary School · 354 m · no 2025 Phase 2C ballot
- East Spring Primary School · 733 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 790 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines North Primary School · 1,091 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines Primary School · 1,098 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Changkat Primary School · 1,199 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,590 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,667 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,881 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 298 · 5 ROOM · 01 TO 03 · Improved · 58 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Oct 2025 | Blk 298 · 5 ROOM · 01 TO 03 · Improved · 59 years left excluded: outlier | 121 sqm | S$760,000 | S$6,281 psm |
| Mar 2025 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 121 sqm | S$690,000 | S$5,702 psm |
| Feb 2025 | Blk 298 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$670,000 | S$5,537 psm |
| Jan 2025 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 126 sqm | S$707,000 | S$5,611 psm |
| Oct 2024 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$668,888 | S$5,528 psm |
| Apr 2024 | Blk 298 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$660,000 | S$5,455 psm |
| Mar 2024 | Blk 298 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 121 sqm | S$650,088 | S$5,373 psm |
| Mar 2024 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 130 sqm | S$635,000 | S$4,885 psm |
| Feb 2024 | Blk 298 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 126 sqm | S$650,000 | S$5,159 psm |
| Dec 2023 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 126 sqm | S$625,000 | S$4,960 psm |
| Feb 2023 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$615,000 | S$5,083 psm |
| Dec 2022 | Blk 298 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 97 sqm | S$510,000 | S$5,258 psm |
| Nov 2022 | Blk 298 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 130 sqm | S$615,000 | S$4,731 psm |
| Oct 2022 | Blk 298 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 126 sqm | S$590,000 | S$4,683 psm |
| Oct 2022 | Blk 298 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 121 sqm | S$580,000 | S$4,793 psm |
| Sept 2022 | Blk 298 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 97 sqm | S$515,000 | S$5,309 psm |
| Apr 2022 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 121 sqm | S$615,000 | S$5,083 psm |
| Jan 2022 | Blk 298 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 123 sqm | S$560,000 | S$4,553 psm |
| Jan 2022 | Blk 298 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 121 sqm | S$500,000 | S$4,132 psm |
| Oct 2021 | Blk 298 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$545,000 | S$4,504 psm |
Showing 21 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 298 · 5 ROOM | S$3,800 | — |
| Feb 2026 | Blk 298 · 5 ROOM | S$3,200 | — |
| Nov 2025 | Blk 298 · 4 ROOM | S$2,800 | — |
| Mar 2025 | Blk 298 · 5 ROOM | S$3,168 | — |
| Feb 2024 | Blk 298 · 5 ROOM | S$3,168 | — |
| Feb 2024 | Blk 298 · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 298 · 5 ROOM | S$4,000 | — |
| Dec 2023 | Blk 298 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 298 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 298 · 5 ROOM | S$2,200 | — |
| Dec 2022 | Blk 298 · 5 ROOM | S$3,200 | — |
| Nov 2022 | Blk 298 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 298 · 5 ROOM | S$3,268 | — |
| Jan 2022 | Blk 298 · 5 ROOM | S$2,500 | — |
| Dec 2021 | Blk 298 · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 298 · 5 ROOM | S$2,000 | — |
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$603,116 | S$665,889 | S$721,171 | S$733,783 |
| 10 years | 47 years | S$572,736 | S$698,162 | S$818,896 | S$847,789 |
| 20 years | 37 years | S$503,496 | S$748,169 | S$1,029,306 | S$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.