Blk 863 Tampines St 83
Project page · 99-year lease from 1988
Based on 7 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 867A | 04 TO 06 | 146 sqm | S$1,000,000 | S$6,849 psm | ×1.000 | S$6,849 psm |
| Jun 2026 | Blk 857 | 01 TO 03 | 146 sqm | S$1,075,000 | S$7,363 psm | ×1.000 | S$7,363 psm |
| Apr 2026 | Blk 863 | 07 TO 09 | 146 sqm | S$1,015,000 | S$6,952 psm | ×1.000 | S$6,952 psm |
| Feb 2026 | Blk 867A | 04 TO 06 | 154 sqm | S$1,020,000 | S$6,623 psm | ×0.997 | S$6,604 psm |
| Jan 2026 | Blk 867A | 07 TO 09 | 146 sqm | S$1,006,888 | S$6,896 psm | ×0.997 | S$6,876 psm |
| Dec 2025 | Blk 863 | 10 TO 12 | 146 sqm | S$1,050,000 | S$7,192 psm | ×0.996 | S$7,164 psm |
| Dec 2025 | Blk 867A | 04 TO 06 | 146 sqm | S$1,005,000 | S$6,884 psm | ×0.996 | S$6,857 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.
4.78% gross yield
S$48,000 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Aug 2026 | 857 | EXECUTIVE | S$4,300 |
| Jun 2026 | 867A | EXECUTIVE | S$4,200 |
| May 2026 | 857 | EXECUTIVE | S$3,800 |
| Feb 2026 | 857 | EXECUTIVE | S$4,000 |
| Oct 2025 | 857 | EXECUTIVE | S$4,000 |
median of 5 HDB rental approvals for EXECUTIVE on Tampines St 83 since 2025-10.
Buying or selling at S$1,003,918?
Buying: Stamp duty on S$1,003,918 · Cash and CPF needed on S$1,003,918 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,003,918.
Each opens with this figure filled in; change anything there.
Primary schools near 863 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
- Poi Ching School · 216 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 510 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 854 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 886 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,431 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,509 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,664 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,664 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 863 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 146 sqm | S$1,015,000 | S$6,952 psm |
| Dec 2025 | Blk 863 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 146 sqm | S$1,050,000 | S$7,192 psm |
| Jul 2025 | Blk 863 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$1,088,000 | S$7,452 psm |
| Jan 2025 | Blk 863 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left excluded: outlier | 146 sqm | S$915,000 | S$6,267 psm |
| Jan 2025 | Blk 863 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 146 sqm | S$1,040,000 | S$7,123 psm |
| Apr 2024 | Blk 863 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$935,000 | S$6,404 psm |
| Sept 2023 | Blk 863 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$882,000 | S$6,041 psm |
| Aug 2023 | Blk 863 · EXECUTIVE · 10 TO 12 · Maisonette · 64 years left | 146 sqm | S$913,000 | S$6,253 psm |
| Jun 2023 | Blk 863 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 146 sqm | S$895,000 | S$6,130 psm |
| Mar 2022 | Blk 863 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 154 sqm | S$915,000 | S$5,942 psm |
| Feb 2022 | Blk 863 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 146 sqm | S$848,888 | S$5,814 psm |
Showing 11 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 863 · EXECUTIVE | S$4,300 | — |
| Sept 2025 | Blk 863 · EXECUTIVE | S$3,850 | — |
| Jul 2024 | Blk 863 · EXECUTIVE | S$4,300 | — |
| Dec 2023 | Blk 863 · EXECUTIVE | S$3,500 | — |
| Nov 2023 | Blk 863 · EXECUTIVE | S$3,700 | — |
| Sept 2023 | Blk 863 · EXECUTIVE | S$4,600 | — |
| Aug 2023 | Blk 863 · EXECUTIVE | S$3,500 | — |
| Nov 2022 | Blk 863 · EXECUTIVE | S$2,600 | — |
| May 2022 | Blk 863 · EXECUTIVE | S$4,000 | — |
| Sept 2021 | Blk 863 · EXECUTIVE | S$2,200 | — |
| Apr 2021 | Blk 863 · EXECUTIVE | S$2,300 | — |
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 60 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 | 55 years | S$968,575 | S$1,069,385 | S$1,158,165 | S$1,178,420 |
| 10 years | 50 years | S$924,598 | S$1,127,080 | S$1,321,987 | S$1,368,631 |
| 20 years | 40 years | S$826,876 | S$1,228,694 | S$1,690,396 | S$1,811,787 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.