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HDB · 520854

Blk 854 Tampines St 82

Project page · 99-year lease from 1985

Indicative value range
S$478,114 – S$499,522
Indicative mid S$491,434 · S$6,641 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 84604 TO 0674 sqmS$475,000S$6,419 psm×1.000S$6,419 psm
Sept 2026Blk 84604 TO 0674 sqmS$480,000S$6,486 psm×1.000S$6,486 psm
Aug 2026Blk 84601 TO 0374 sqmS$460,000S$6,216 psm×1.000S$6,216 psm
Jul 2026Blk 83401 TO 0370 sqmS$473,000S$6,757 psm×1.000S$6,757 psm
Jun 2026Blk 83004 TO 0664 sqmS$458,000S$7,156 psm×1.000S$7,156 psm
Mar 2026Blk 84610 TO 1274 sqmS$499,000S$6,743 psm×0.997S$6,723 psm
Jan 2026Blk 84804 TO 0674 sqmS$492,888S$6,661 psm×0.997S$6,641 psm
Jan 2026Blk 84810 TO 1274 sqmS$501,000S$6,770 psm×0.997S$6,750 psm
Dec 2025Blk 85210 TO 1274 sqmS$480,000S$6,486 psm×0.996S$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

ApprovedBlockFlatRent a month
Aug 20268483 ROOMS$2,850
Aug 20268443 ROOMS$2,500
Jul 20268543 ROOMS$2,800
Jul 20268483 ROOMS$2,800
Jul 20268483 ROOMS$2,650
Jul 20268463 ROOMS$2,500
Jun 20268523 ROOMS$2,800
Jun 20268303 ROOMS$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 854 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 854 · 4 ROOM · 04 TO 06 · Model A · 58 years left
104 sqmS$600,000S$5,769 psm
Mar 2026
Blk 854 · 4 ROOM · 07 TO 09 · Model A · 59 years left
104 sqmS$660,000S$6,346 psm
Jul 2025
Blk 854 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$481,888S$6,512 psm
Apr 2025
Blk 854 · 3 ROOM · 01 TO 03 · Model A · 60 years left
74 sqmS$475,000S$6,419 psm
Jan 2025
Blk 854 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$490,000S$6,622 psm
Nov 2023
Blk 854 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$450,000S$6,081 psm
May 2023
Blk 854 · 3 ROOM · 04 TO 06 · Model A · 61 years left
74 sqmS$428,000S$5,784 psm
Dec 2022
Blk 854 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$430,000S$5,811 psm
Nov 2022
Blk 854 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$395,000S$5,338 psm
Dec 2021
Blk 854 · 3 ROOM · 04 TO 06 · Model A · 63 years left
74 sqmS$400,000S$5,405 psm
Nov 2021
Blk 854 · 4 ROOM · 01 TO 03 · Model A · 63 years left
104 sqmS$480,000S$4,615 psm
Nov 2021
Blk 854 · 3 ROOM · 07 TO 09 · Model A · 63 years left
74 sqmS$390,000S$5,270 psm
See more

Showing 12 of 62.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$469,121S$517,947S$560,947S$570,757
10 years47 yearsS$445,490S$543,050S$636,960S$659,435
20 years37 yearsS$391,634S$581,947S$800,623S$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.