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HDB · 520822

Blk 822 Tampines St 81

Project page · 99-year lease from 1987

Indicative value range
S$443,824 – S$459,946
Indicative mid S$449,726 · S$6,712 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 894A10 TO 1274 sqmS$528,888S$7,147 psm×1.000S$7,147 psm
Oct 2026Blk 81801 TO 0373 sqmS$488,000S$6,685 psm×1.000S$6,685 psm
Oct 2026Blk 899A10 TO 1274 sqmS$520,000S$7,027 psm×1.000S$7,027 psm
Sept 2026Blk 81704 TO 0673 sqmS$478,000S$6,548 psm×1.000S$6,548 psm
Aug 2026Blk 899A07 TO 0974 sqmS$500,000S$6,757 psm×1.000S$6,757 psm
Aug 2026Blk 81401 TO 0373 sqmS$490,000S$6,712 psm×1.000S$6,712 psm
Aug 2026Blk 81407 TO 0973 sqmS$485,000S$6,644 psm×1.000S$6,644 psm
Jul 2026Blk 899A04 TO 0674 sqmS$508,000S$6,865 psm×1.000S$6,865 psm
Jul 2026Blk 89910 TO 1274 sqmS$508,000S$6,865 psm×1.000S$6,865 psm
Jul 2026Blk 89804 TO 0674 sqmS$495,000S$6,689 psm×1.000S$6,689 psm
May 2026Blk 81810 TO 1273 sqmS$505,000S$6,918 psm×1.000S$6,918 psm
May 2026Blk 81704 TO 0673 sqmS$475,000S$6,507 psm×1.000S$6,507 psm
May 2026Blk 82004 TO 0668 sqmS$435,000S$6,397 psm×1.000S$6,397 psm
May 2026Blk 81907 TO 0968 sqmS$455,000S$6,691 psm×1.000S$6,691 psm
May 2026Blk 82901 TO 0367 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Apr 2026Blk 82004 TO 0668 sqmS$495,000S$7,279 psm×1.000S$7,279 psm
Mar 2026Blk 81404 TO 0673 sqmS$498,000S$6,822 psm×0.997S$6,802 psm
Mar 2026Blk 81707 TO 0973 sqmS$450,000S$6,164 psm×0.997S$6,146 psm
Feb 2026Blk 82801 TO 0367 sqmS$485,000S$7,239 psm×0.997S$7,217 psm
Feb 2026Blk 81404 TO 0673 sqmS$485,000S$6,644 psm×0.997S$6,624 psm
Jan 2026Blk 82404 TO 0667 sqmS$435,800S$6,504 psm×0.997S$6,485 psm
Jan 2026Blk 81810 TO 1273 sqmS$500,000S$6,849 psm×0.997S$6,829 psm
Dec 2025Blk 89804 TO 0674 sqmS$494,000S$6,676 psm×0.996S$6,649 psm
Nov 2025Blk 89904 TO 0674 sqmS$474,888S$6,417 psm×0.996S$6,392 psm
Nov 2025Blk 81907 TO 0968 sqmS$498,888S$7,337 psm×0.996S$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.

7.47% gross yield

S$33,600 of rent a year against the estimate above · 0.38 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

ApprovedBlockFlatRent a month
Sept 2026894A3 ROOMS$3,200
Sept 20268993 ROOMS$2,900
Sept 20268273 ROOMS$2,600
Sept 20268143 ROOMS$2,000
Aug 20268133 ROOMS$2,900
Jul 2026899A3 ROOMS$3,300
Jul 2026897A3 ROOMS$2,900
Jul 20268173 ROOMS$2,800

median of 42 HDB rental approvals for 3 ROOM on Tampines St 81 since 2025-10.

Buying or selling at S$449,726?

Buying: Stamp duty on S$449,726 · Cash and CPF needed on S$449,726 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$449,726.

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

Primary schools near 822 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2023
Blk 822 · 3 ROOM · 04 TO 06 · New Generation · 63 years left
67 sqmS$395,000S$5,896 psm
See more

Showing 1 of 16.

Sale prices as filed in caveats.

Where the lease takes this

About 59 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 years54 yearsS$429,307S$473,989S$513,340S$522,317
10 years49 yearsS$407,682S$496,962S$582,902S$603,468
20 years39 yearsS$358,396S$532,557S$732,674S$785,289

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.