Blk 321 Tampines St 33
Project page · 99-year lease from 1995
Based on 26 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 343 | 04 TO 06 | 107 sqm | S$630,000 | S$5,888 psm | ×1.000 | S$5,888 psm |
| Sept 2026 | Blk 355 | 07 TO 09 | 107 sqm | S$635,000 | S$5,935 psm | ×1.000 | S$5,935 psm |
| Sept 2026 | Blk 346 | 01 TO 03 | 108 sqm | S$620,000 | S$5,741 psm | ×1.000 | S$5,741 psm |
| Aug 2026 | Blk 316 | 07 TO 09 | 108 sqm | S$660,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Aug 2026 | Blk 346 | 01 TO 03 | 108 sqm | S$585,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Aug 2026 | Blk 347 | 07 TO 09 | 105 sqm | S$633,000 | S$6,029 psm | ×1.000 | S$6,029 psm |
| Aug 2026 | Blk 338 | 07 TO 09 | 107 sqm | S$640,000 | S$5,981 psm | ×1.000 | S$5,981 psm |
| Jul 2026 | Blk 341 | 10 TO 12 | 111 sqm | S$640,000 | S$5,766 psm | ×1.000 | S$5,766 psm |
| Jul 2026 | Blk 346 | 01 TO 03 | 109 sqm | S$590,000 | S$5,413 psm | ×1.000 | S$5,413 psm |
| Jun 2026 | Blk 347 | 01 TO 03 | 105 sqm | S$610,000 | S$5,810 psm | ×1.000 | S$5,810 psm |
| May 2026 | Blk 319 | 10 TO 12 | 108 sqm | S$625,000 | S$5,787 psm | ×1.000 | S$5,787 psm |
| Apr 2026 | Blk 320 | 10 TO 12 | 111 sqm | S$638,000 | S$5,748 psm | ×1.000 | S$5,748 psm |
| Apr 2026 | Blk 321 | 07 TO 09 | 111 sqm | S$615,000 | S$5,541 psm | ×1.000 | S$5,541 psm |
| Apr 2026 | Blk 343 | 07 TO 09 | 107 sqm | S$640,000 | S$5,981 psm | ×1.000 | S$5,981 psm |
| Mar 2026 | Blk 351 | 07 TO 09 | 106 sqm | S$635,000 | S$5,991 psm | ×0.997 | S$5,973 psm |
| Mar 2026 | Blk 342 | 01 TO 03 | 111 sqm | S$620,000 | S$5,586 psm | ×0.997 | S$5,569 psm |
| Feb 2026 | Blk 318 | 01 TO 03 | 112 sqm | S$608,000 | S$5,429 psm | ×0.997 | S$5,413 psm |
| Jan 2026 | Blk 317 | 07 TO 09 | 108 sqm | S$655,000 | S$6,065 psm | ×0.997 | S$6,047 psm |
| Jan 2026 | Blk 347 | 01 TO 03 | 108 sqm | S$600,000 | S$5,556 psm | ×0.997 | S$5,539 psm |
| Jan 2026 | Blk 321 | 04 TO 06 | 111 sqm | S$628,000 | S$5,658 psm | ×0.997 | S$5,641 psm |
| Dec 2025 | Blk 319 | 04 TO 06 | 111 sqm | S$650,000 | S$5,856 psm | ×0.996 | S$5,833 psm |
| Dec 2025 | Blk 339 | 07 TO 09 | 111 sqm | S$608,000 | S$5,477 psm | ×0.996 | S$5,456 psm |
| Dec 2025 | Blk 317 | 10 TO 12 | 108 sqm | S$630,000 | S$5,833 psm | ×0.996 | S$5,810 psm |
| Dec 2025 | Blk 354 | 01 TO 03 | 107 sqm | S$575,000 | S$5,374 psm | ×0.996 | S$5,353 psm |
| Nov 2025 | Blk 322 | 07 TO 09 | 111 sqm | S$595,000 | S$5,360 psm | ×0.996 | S$5,339 psm |
| Nov 2025 | Blk 318 | 07 TO 09 | 112 sqm | S$638,000 | S$5,696 psm | ×0.996 | S$5,674 psm |
How accurate is this estimate for Tampines St 33?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 51 sales in Tampines St 33 since.
- Median error
- 2.7%
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.
6.01% gross yield
S$38,400 of rent a year against the estimate above · 0.68 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 40 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 323 | 4 ROOM | S$3,500 |
| Sept 2026 | 316 | 4 ROOM | S$2,575 |
| Aug 2026 | 321 | 4 ROOM | S$2,900 |
| Jul 2026 | 350 | 4 ROOM | S$3,300 |
| Jul 2026 | 346 | 4 ROOM | S$3,200 |
| Jul 2026 | 351 | 4 ROOM | S$3,100 |
| Jul 2026 | 354 | 4 ROOM | S$3,000 |
| Jun 2026 | 348 | 4 ROOM | S$3,700 |
median of 40 HDB rental approvals for 4 ROOM on Tampines St 33 since 2025-10.
Buying or selling at S$639,000?
Buying: Stamp duty on S$639,000 · Cash and CPF needed on S$639,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$639,000.
Each opens with this figure filled in; change anything there.
Primary schools near 321 Tampines St 33
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
- East Spring Primary School · 457 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 632 m · no 2025 Phase 2C ballot
- Yumin Primary School · 632 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,099 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Changkat Primary School · 1,191 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,373 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,375 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,588 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,938 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 321 · 4 ROOM · 07 TO 09 · Model A · 69 years left | 111 sqm | S$615,000 | S$5,541 psm |
| Jan 2026 | Blk 321 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 111 sqm | S$628,000 | S$5,658 psm |
| Apr 2025 | Blk 321 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 112 sqm | S$600,000 | S$5,357 psm |
| Oct 2024 | Blk 321 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 108 sqm | S$565,000 | S$5,231 psm |
| Nov 2023 | Blk 321 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 109 sqm | S$533,000 | S$4,890 psm |
| Nov 2023 | Blk 321 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 111 sqm | S$530,000 | S$4,775 psm |
| Feb 2023 | Blk 321 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 108 sqm | S$511,000 | S$4,731 psm |
| Jan 2023 | Blk 321 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 109 sqm | S$518,000 | S$4,752 psm |
| Sept 2022 | Blk 321 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 127 sqm | S$550,000 | S$4,331 psm |
| May 2022 | Blk 321 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 112 sqm | S$510,000 | S$4,554 psm |
| Nov 2021 | Blk 321 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 127 sqm | S$585,000 | S$4,606 psm |
Showing 11 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 321 · 4 ROOM | S$2,900 | — |
| Jun 2026 | Blk 321 · 4 ROOM | S$3,100 | — |
| Mar 2025 | Blk 321 · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 321 · 4 ROOM | S$2,700 | — |
| Apr 2024 | Blk 321 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 321 · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 321 · 4 ROOM | S$3,300 | — |
| Jul 2022 | Blk 321 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 321 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 321 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 321 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 321 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 321 · 4 ROOM | S$1,900 | — |
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 67 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 | 62 years | S$619,049 | S$683,481 | S$740,223 | S$753,168 |
| 10 years | 57 years | S$597,256 | S$728,051 | S$853,954 | S$884,084 |
| 20 years | 47 years | S$541,419 | S$804,521 | S$1,106,832 | S$1,186,316 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.