Blk 855 Tampines St 83
Project page · 99-year lease from 1987
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 855 | 07 TO 09 | 84 sqm | S$570,000 | S$6,786 psm | ×1.000 | S$6,786 psm |
| May 2026 | Blk 855 | 01 TO 03 | 84 sqm | S$535,000 | S$6,369 psm | ×1.000 | S$6,369 psm |
| Mar 2026 | Blk 855 | 07 TO 09 | 84 sqm | S$570,000 | S$6,786 psm | ×0.997 | S$6,766 psm |
How accurate is this estimate for Tampines St 83?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 74 sales in Tampines St 83 since.
- Median error
- 2.5%
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.
7.18% gross yield
S$40,800 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 30 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| Jul 2026 | 865 | 4 ROOM | S$3,850 |
| Jun 2026 | 857A | 4 ROOM | S$3,650 |
| Jun 2026 | 865 | 4 ROOM | S$3,400 |
| Jun 2026 | 862 | 4 ROOM | S$3,200 |
| May 2026 | 843 | 4 ROOM | S$3,500 |
| May 2026 | 864A | 4 ROOM | S$3,400 |
| May 2026 | 847 | 4 ROOM | S$3,400 |
| May 2026 | 869 | 4 ROOM | S$3,250 |
median of 30 HDB rental approvals for 4 ROOM on Tampines St 83 since 2025-10.
Buying or selling at S$568,318?
Buying: Stamp duty on S$568,318 · Cash and CPF needed on S$568,318 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$568,318.
Each opens with this figure filled in; change anything there.
Primary schools near 855 Tampines St 83
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 · 319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 683 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Angsana Primary School · 1,092 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,501 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,624 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,656 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,656 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 855 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$570,000 | S$6,786 psm |
| May 2026 | Blk 855 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 84 sqm | S$535,000 | S$6,369 psm |
| Mar 2026 | Blk 855 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$570,000 | S$6,786 psm |
| Aug 2025 | Blk 855 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$669,999 | S$6,505 psm |
| Aug 2025 | Blk 855 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 84 sqm | S$565,000 | S$6,726 psm |
| Apr 2025 | Blk 855 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$555,000 | S$6,607 psm |
| Mar 2025 | Blk 855 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$520,000 | S$6,190 psm |
| Jul 2024 | Blk 855 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$556,000 | S$6,619 psm |
| Apr 2023 | Blk 855 · 4 ROOM · 07 TO 09 · Simplified · 63 years left excluded: outlier | 84 sqm | S$525,000 | S$6,250 psm |
| Oct 2022 | Blk 855 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 122 sqm | S$642,000 | S$5,262 psm |
| Sept 2022 | Blk 855 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$500,000 | S$5,952 psm |
| Feb 2022 | Blk 855 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 122 sqm | S$595,000 | S$4,877 psm |
| Dec 2021 | Blk 855 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$422,000 | S$5,024 psm |
| Oct 2021 | Blk 855 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 122 sqm | S$550,000 | S$4,508 psm |
Showing 14 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 855 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 855 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 855 · 4 ROOM | S$2,500 | — |
| Apr 2025 | Blk 855 · 5 ROOM | S$2,100 | — |
| Nov 2024 | Blk 855 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 855 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 855 · 4 ROOM | S$2,500 | — |
| Oct 2023 | Blk 855 · 4 ROOM | S$1,200 | — |
| Apr 2023 | Blk 855 · 5 ROOM | S$2,000 | — |
| Aug 2022 | Blk 855 · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 855 · 5 ROOM | S$3,500 | — |
| Apr 2022 | Blk 855 · 4 ROOM | S$2,250 | — |
| Apr 2021 | Blk 855 · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 855 · 5 ROOM | S$1,950 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$542,514 | S$598,979 | S$648,706 | S$660,051 |
| 10 years | 49 years | S$515,186 | S$628,009 | S$736,612 | S$762,602 |
| 20 years | 39 years | S$452,904 | S$672,991 | S$925,879 | S$992,368 |
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.