Blk 820 Tampines St 81
Project page · 99-year lease from 1984
Based on 25 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 894A | 10 TO 12 | 74 sqm | S$528,888 | S$7,147 psm | ×1.000 | S$7,147 psm |
| Oct 2026 | Blk 818 | 01 TO 03 | 73 sqm | S$488,000 | S$6,685 psm | ×1.000 | S$6,685 psm |
| Oct 2026 | Blk 899A | 10 TO 12 | 74 sqm | S$520,000 | S$7,027 psm | ×1.000 | S$7,027 psm |
| Sept 2026 | Blk 817 | 04 TO 06 | 73 sqm | S$478,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| Aug 2026 | Blk 899A | 07 TO 09 | 74 sqm | S$500,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Aug 2026 | Blk 814 | 01 TO 03 | 73 sqm | S$490,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Aug 2026 | Blk 814 | 07 TO 09 | 73 sqm | S$485,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| Jul 2026 | Blk 899A | 04 TO 06 | 74 sqm | S$508,000 | S$6,865 psm | ×1.000 | S$6,865 psm |
| Jul 2026 | Blk 899 | 10 TO 12 | 74 sqm | S$508,000 | S$6,865 psm | ×1.000 | S$6,865 psm |
| Jul 2026 | Blk 898 | 04 TO 06 | 74 sqm | S$495,000 | S$6,689 psm | ×1.000 | S$6,689 psm |
| May 2026 | Blk 818 | 10 TO 12 | 73 sqm | S$505,000 | S$6,918 psm | ×1.000 | S$6,918 psm |
| May 2026 | Blk 817 | 04 TO 06 | 73 sqm | S$475,000 | S$6,507 psm | ×1.000 | S$6,507 psm |
| May 2026 | Blk 820 | 04 TO 06 | 68 sqm | S$435,000 | S$6,397 psm | ×1.000 | S$6,397 psm |
| May 2026 | Blk 819 | 07 TO 09 | 68 sqm | S$455,000 | S$6,691 psm | ×1.000 | S$6,691 psm |
| May 2026 | Blk 829 | 01 TO 03 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Apr 2026 | Blk 820 | 04 TO 06 | 68 sqm | S$495,000 | S$7,279 psm | ×1.000 | S$7,279 psm |
| Mar 2026 | Blk 814 | 04 TO 06 | 73 sqm | S$498,000 | S$6,822 psm | ×0.997 | S$6,802 psm |
| Mar 2026 | Blk 817 | 07 TO 09 | 73 sqm | S$450,000 | S$6,164 psm | ×0.997 | S$6,146 psm |
| Feb 2026 | Blk 828 | 01 TO 03 | 67 sqm | S$485,000 | S$7,239 psm | ×0.997 | S$7,217 psm |
| Feb 2026 | Blk 814 | 04 TO 06 | 73 sqm | S$485,000 | S$6,644 psm | ×0.997 | S$6,624 psm |
| Jan 2026 | Blk 824 | 04 TO 06 | 67 sqm | S$435,800 | S$6,504 psm | ×0.997 | S$6,485 psm |
| Jan 2026 | Blk 818 | 10 TO 12 | 73 sqm | S$500,000 | S$6,849 psm | ×0.997 | S$6,829 psm |
| Dec 2025 | Blk 898 | 04 TO 06 | 74 sqm | S$494,000 | S$6,676 psm | ×0.996 | S$6,649 psm |
| Nov 2025 | Blk 899 | 04 TO 06 | 74 sqm | S$474,888 | S$6,417 psm | ×0.996 | S$6,392 psm |
| Nov 2025 | Blk 819 | 07 TO 09 | 68 sqm | S$498,888 | S$7,337 psm | ×0.996 | S$7,308 psm |
How accurate is this estimate for Tampines St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 60 sales in Tampines St 81 since.
- Median error
- 2.6%
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$33,600 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 42 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 894A | 3 ROOM | S$3,200 |
| Sept 2026 | 899 | 3 ROOM | S$2,900 |
| Sept 2026 | 827 | 3 ROOM | S$2,600 |
| Sept 2026 | 814 | 3 ROOM | S$2,000 |
| Aug 2026 | 813 | 3 ROOM | S$2,900 |
| Jul 2026 | 899A | 3 ROOM | S$3,300 |
| Jul 2026 | 897A | 3 ROOM | S$2,900 |
| Jul 2026 | 817 | 3 ROOM | S$2,800 |
median of 42 HDB rental approvals for 3 ROOM on Tampines St 81 since 2025-10.
Buying or selling at S$456,438?
Buying: Stamp duty on S$456,438 · Cash and CPF needed on S$456,438 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$456,438.
Each opens with this figure filled in; change anything there.
Primary schools near 820 Tampines St 81
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
- St. Hilda's Primary School · 124 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 258 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 801 m · no 2025 Phase 2C ballot
1 to 2 km
- Poi Ching School · 1,049 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,425 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,476 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,507 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,577 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,577 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,680 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,895 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fengshan Primary School · 1,937 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 820 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Apr 2026 | Blk 820 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Jun 2024 | Blk 820 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jan 2024 | Blk 820 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 68 sqm | S$418,000 | S$6,147 psm |
| May 2022 | Blk 820 · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 82 sqm | S$398,000 | S$4,854 psm |
Showing 5 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 820 · 3 ROOM | S$2,600 | — |
| Aug 2025 | Blk 820 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 820 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 820 · 3 ROOM | S$2,600 | — |
| Feb 2022 | Blk 820 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 820 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 820 · 3 ROOM | S$1,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$435,714 | S$481,064 | S$521,001 | S$530,113 |
| 10 years | 46 years | S$413,766 | S$504,379 | S$591,602 | S$612,475 |
| 20 years | 36 years | S$363,745 | S$540,506 | S$743,610 | S$797,010 |
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.