Blk 848 Tampines St 82
Project page · 99-year lease from 1985
Based on 9 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 846 | 04 TO 06 | 74 sqm | S$475,000 | S$6,419 psm | ×1.000 | S$6,419 psm |
| Sept 2026 | Blk 846 | 04 TO 06 | 74 sqm | S$480,000 | S$6,486 psm | ×1.000 | S$6,486 psm |
| Aug 2026 | Blk 846 | 01 TO 03 | 74 sqm | S$460,000 | S$6,216 psm | ×1.000 | S$6,216 psm |
| 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 |
| Mar 2026 | Blk 846 | 10 TO 12 | 74 sqm | S$499,000 | S$6,743 psm | ×0.997 | S$6,723 psm |
| Jan 2026 | Blk 848 | 04 TO 06 | 74 sqm | S$492,888 | S$6,661 psm | ×0.997 | S$6,641 psm |
| Jan 2026 | Blk 848 | 10 TO 12 | 74 sqm | S$501,000 | S$6,770 psm | ×0.997 | S$6,750 psm |
| Dec 2025 | Blk 852 | 10 TO 12 | 74 sqm | S$480,000 | S$6,486 psm | ×0.996 | S$6,461 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.
6.84% gross yield
S$33,600 of rent a year against the estimate above · 0.25 points below 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$491,434?
Buying: Stamp duty on S$491,434 · Cash and CPF needed on S$491,434 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$491,434.
Each opens with this figure filled in; change anything there.
Primary schools near 848 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 · 177 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 535 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Poi Ching School · 546 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 800 m · no 2025 Phase 2C ballot
1 to 2 km
- Angsana Primary School · 1,188 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,456 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,557 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,557 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,612 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,908 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yu Neng Primary School · 1,969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 848 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 74 sqm | S$501,000 | S$6,770 psm |
| Jan 2026 | Blk 848 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$492,888 | S$6,661 psm |
| Aug 2025 | Blk 848 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 74 sqm | S$490,000 | S$6,622 psm |
| May 2025 | Blk 848 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 103 sqm | S$645,000 | S$6,262 psm |
| Jan 2025 | Blk 848 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 74 sqm | S$485,000 | S$6,554 psm |
| Aug 2024 | Blk 848 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 104 sqm | S$635,000 | S$6,106 psm |
| Jul 2024 | Blk 848 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$457,000 | S$6,176 psm |
| May 2024 | Blk 848 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 104 sqm | S$615,000 | S$5,913 psm |
| Oct 2023 | Blk 848 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$578,000 | S$5,558 psm |
| Oct 2022 | Blk 848 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 74 sqm | S$408,000 | S$5,514 psm |
| Jan 2022 | Blk 848 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 107 sqm | S$522,888 | S$4,887 psm |
Showing 11 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 848 · 3 ROOM | S$2,850 | — |
| Jul 2026 | Blk 848 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 848 · 3 ROOM | S$2,650 | — |
| Jan 2026 | Blk 848 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 848 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 848 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 848 · 3 ROOM | S$2,900 | — |
| Jul 2025 | Blk 848 · 3 ROOM | S$2,850 | — |
| Jul 2024 | Blk 848 · 3 ROOM | S$2,850 | — |
| Jul 2024 | Blk 848 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 848 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 848 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 848 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 848 · 3 ROOM | S$2,050 | — |
| Sept 2023 | Blk 848 · 3 ROOM | S$2,200 | — |
| Aug 2023 | Blk 848 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 848 · 3 ROOM | S$2,000 | — |
| Jun 2023 | Blk 848 · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 848 · 3 ROOM | S$2,500 | — |
| Jul 2022 | Blk 848 · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 848 · 3 ROOM | S$2,200 | — |
| May 2022 | Blk 848 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 848 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 848 · 3 ROOM | S$1,950 | — |
| Oct 2021 | Blk 848 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 848 · 3 ROOM | S$1,650 | — |
| Jun 2021 | Blk 848 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 848 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 848 · 3 ROOM | S$1,650 | — |
| Jan 2021 | Blk 848 · 3 ROOM | S$1,800 | — |
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$469,121 | S$517,947 | S$560,947 | S$570,757 |
| 10 years | 47 years | S$445,490 | S$543,050 | S$636,960 | S$659,435 |
| 20 years | 37 years | S$391,634 | S$581,947 | S$800,623 | S$858,117 |
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.