Blk 386 Tampines St 32
Project page · 99-year lease from 1993
Based on 16 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 385 | 04 TO 06 | 127 sqm | S$770,000 | S$6,063 psm | ×1.000 | S$6,063 psm |
| Sept 2026 | Blk 305 | 07 TO 09 | 125 sqm | S$735,000 | S$5,880 psm | ×1.000 | S$5,880 psm |
| Jul 2026 | Blk 383 | 01 TO 03 | 126 sqm | S$765,000 | S$6,071 psm | ×1.000 | S$6,071 psm |
| Jul 2026 | Blk 388 | 07 TO 09 | 127 sqm | S$760,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Jul 2026 | Blk 304 | 04 TO 06 | 125 sqm | S$768,000 | S$6,144 psm | ×1.000 | S$6,144 psm |
| Jun 2026 | Blk 302 | 01 TO 03 | 125 sqm | S$748,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| May 2026 | Blk 381 | 07 TO 09 | 129 sqm | S$818,000 | S$6,341 psm | ×1.000 | S$6,341 psm |
| Apr 2026 | Blk 389 | 01 TO 03 | 127 sqm | S$755,000 | S$5,945 psm | ×1.000 | S$5,945 psm |
| Mar 2026 | Blk 303 | 07 TO 09 | 123 sqm | S$790,000 | S$6,423 psm | ×0.997 | S$6,404 psm |
| Mar 2026 | Blk 386 | 10 TO 12 | 135 sqm | S$855,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Mar 2026 | Blk 382 | 10 TO 12 | 126 sqm | S$808,000 | S$6,413 psm | ×0.997 | S$6,394 psm |
| Mar 2026 | Blk 303 | 10 TO 12 | 124 sqm | S$812,000 | S$6,548 psm | ×0.997 | S$6,529 psm |
| Feb 2026 | Blk 389 | 01 TO 03 | 126 sqm | S$750,000 | S$5,952 psm | ×0.997 | S$5,935 psm |
| Jan 2026 | Blk 385 | 07 TO 09 | 126 sqm | S$790,000 | S$6,270 psm | ×0.997 | S$6,251 psm |
| Nov 2025 | Blk 383 | 10 TO 12 | 126 sqm | S$835,000 | S$6,627 psm | ×0.996 | S$6,601 psm |
| Nov 2025 | Blk 305 | 07 TO 09 | 127 sqm | S$815,000 | S$6,417 psm | ×0.996 | S$6,392 psm |
How accurate is this estimate for Tampines St 32?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 41 sales in Tampines St 32 since.
- Median error
- 2.8%
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.
5.49% gross yield
S$45,600 of rent a year against the estimate above · 0.19 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 25 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 384 | 5 ROOM | S$4,300 |
| Sept 2026 | 306 | 5 ROOM | S$3,800 |
| Aug 2026 | 304 | 5 ROOM | S$4,100 |
| Jul 2026 | 305 | 5 ROOM | S$4,000 |
| Jul 2026 | 388 | 5 ROOM | S$3,200 |
| Jul 2026 | 385 | 5 ROOM | S$2,100 |
| Jun 2026 | 387 | 5 ROOM | S$4,000 |
| Jun 2026 | 382 | 5 ROOM | S$3,800 |
median of 25 HDB rental approvals for 5 ROOM on Tampines St 32 since 2025-10.
Buying or selling at S$830,488?
Buying: Stamp duty on S$830,488 · Cash and CPF needed on S$830,488 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$830,488.
Each opens with this figure filled in; change anything there.
Primary schools near 386 Tampines St 32
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 · 273 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,041 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- White Sands Primary School · 1,099 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines North Primary School · 1,235 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,665 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,681 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Casuarina Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 386 · 5 ROOM · 10 TO 12 · Model A · 67 years left | 135 sqm | S$855,000 | S$6,333 psm |
| Jun 2024 | Blk 386 · 5 ROOM · 01 TO 03 · Model A · 68 years left | 134 sqm | S$707,500 | S$5,280 psm |
| May 2024 | Blk 386 · 5 ROOM · 04 TO 06 · Model A · 69 years left | 134 sqm | S$695,000 | S$5,187 psm |
| Oct 2023 | Blk 386 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 127 sqm | S$717,000 | S$5,646 psm |
| Aug 2023 | Blk 386 · 5 ROOM · 04 TO 06 · Improved · 69 years left | 127 sqm | S$690,000 | S$5,433 psm |
| Aug 2022 | Blk 386 · 5 ROOM · 01 TO 03 · Model A · 70 years left | 135 sqm | S$650,000 | S$4,815 psm |
Showing 6 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2025 | Blk 386 · 5 ROOM | S$3,400 | — |
| Nov 2024 | Blk 386 · 5 ROOM | S$3,000 | — |
| Jan 2024 | Blk 386 · 5 ROOM | S$3,300 | — |
| Mar 2023 | Blk 386 · 5 ROOM | S$3,600 | — |
| Jan 2023 | Blk 386 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 386 · 5 ROOM | S$2,150 | — |
| Apr 2022 | Blk 386 · 5 ROOM | S$2,300 | — |
| Jan 2022 | Blk 386 · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 386 · 5 ROOM | S$2,100 | — |
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 65 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 | 60 years | S$804,558 | S$888,297 | S$962,043 | S$978,868 |
| 10 years | 55 years | S$776,234 | S$946,225 | S$1,109,856 | S$1,149,015 |
| 20 years | 45 years | S$703,665 | S$1,045,609 | S$1,438,513 | S$1,541,816 |
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.