Blk 834 Tampines St 82
Project page · 99-year lease from 1985
Based on 4 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 834 | 01 TO 03 | 70 sqm | S$473,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Jun 2026 | Blk 830 | 04 TO 06 | 64 sqm | S$458,000 | S$7,156 psm | ×1.000 | S$7,156 psm |
| Jun 2025 | Blk 830 | 01 TO 03 | 70 sqm | S$455,000 | S$6,500 psm | ×1.000 | S$6,497 psm |
| Jan 2025 | Blk 834 | 01 TO 03 | 64 sqm | S$448,000 | S$7,000 psm | ×1.009 | S$7,063 psm |
How accurate is this estimate for Tampines St 82?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Tampines St 82 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.
7.60% gross yield
S$33,600 of rent a year against the estimate above · 0.51 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 19 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 |
|---|---|---|---|
| Aug 2026 | 848 | 3 ROOM | S$2,850 |
| Aug 2026 | 844 | 3 ROOM | S$2,500 |
| Jul 2026 | 854 | 3 ROOM | S$2,800 |
| Jul 2026 | 848 | 3 ROOM | S$2,800 |
| Jul 2026 | 848 | 3 ROOM | S$2,650 |
| Jul 2026 | 846 | 3 ROOM | S$2,500 |
| Jun 2026 | 852 | 3 ROOM | S$2,800 |
| Jun 2026 | 830 | 3 ROOM | S$2,600 |
median of 19 HDB rental approvals for 3 ROOM on Tampines St 82 since 2025-10.
Buying or selling at S$442,234?
Buying: Stamp duty on S$442,234 · Cash and CPF needed on S$442,234 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$442,234.
Each opens with this figure filled in; change anything there.
Primary schools near 834 Tampines St 82
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 · 34 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 369 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Poi Ching School · 794 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 809 m · no 2025 Phase 2C ballot
1 to 2 km
- Angsana Primary School · 1,437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,583 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,583 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,679 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,719 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,758 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,782 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 834 · 3 ROOM · 01 TO 03 · Simplified · 58 years left | 70 sqm | S$473,000 | S$6,757 psm |
| Jun 2025 | Blk 834 · 4 ROOM · 01 TO 03 · Simplified · 59 years left | 89 sqm | S$620,000 | S$6,966 psm |
| Jan 2025 | Blk 834 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 64 sqm | S$448,000 | S$7,000 psm |
| Nov 2022 | Blk 834 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 89 sqm | S$480,000 | S$5,393 psm |
Showing 4 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 834 · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 834 · 4 ROOM | S$3,700 | — |
| Mar 2022 | Blk 834 · 4 ROOM | S$3,100 | — |
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 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$422,155 | S$466,093 | S$504,788 | S$513,616 |
| 10 years | 47 years | S$400,890 | S$488,683 | S$573,191 | S$593,415 |
| 20 years | 37 years | S$352,425 | S$523,685 | S$720,469 | S$772,207 |
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.