Blk 864 Tampines St 83
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 864 | 07 TO 09 | 104 sqm | S$660,000 | S$6,346 psm | ×1.000 | S$6,346 psm |
| May 2026 | Blk 864 | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Dec 2025 | Blk 864 | 07 TO 09 | 104 sqm | S$640,000 | S$6,154 psm | ×0.996 | S$6,130 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.
6.18% gross yield
S$40,800 of rent a year against the estimate above · 0.51 points below 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 60 to 69 years of lease left yield 6.69%, from 75 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$660,000?
Buying: Stamp duty on S$660,000 · Cash and CPF needed on S$660,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$660,000.
Each opens with this figure filled in; change anything there.
Primary schools near 864 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 · 260 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 465 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 808 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 922 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Tampines Primary School · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gongshang Primary School · 1,423 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,513 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,640 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,640 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 864 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$660,000 | S$6,346 psm |
| May 2026 | Blk 864 · 5 ROOM · 13 TO 15 · Improved · 61 years left | 122 sqm | S$790,000 | S$6,475 psm |
| May 2026 | Blk 864 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 122 sqm | S$870,000 | S$7,131 psm |
| May 2026 | Blk 864 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$675,000 | S$6,490 psm |
| Jan 2026 | Blk 864 · 5 ROOM · 13 TO 15 · Improved · 62 years left | 127 sqm | S$828,000 | S$6,520 psm |
| Dec 2025 | Blk 864 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Nov 2025 | Blk 864 · 4 ROOM · 07 TO 09 · Model A · 62 years left excluded: outlier | 104 sqm | S$688,000 | S$6,615 psm |
| Sept 2025 | Blk 864 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$600,800 | S$5,777 psm |
| Feb 2025 | Blk 864 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$675,000 | S$6,490 psm |
| Apr 2024 | Blk 864 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 127 sqm | S$705,000 | S$5,551 psm |
| Apr 2023 | Blk 864 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 122 sqm | S$628,000 | S$5,148 psm |
| Jan 2023 | Blk 864 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$565,000 | S$5,433 psm |
Showing 12 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 864 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 864 · 4 ROOM | S$3,650 | — |
| Oct 2025 | Blk 864 · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 864 · 5 ROOM | S$3,000 | — |
| Mar 2025 | Blk 864 · 5 ROOM | S$3,500 | — |
| Oct 2024 | Blk 864 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 864 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 864 · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 864 · 4 ROOM | S$3,650 | — |
| Oct 2023 | Blk 864 · 5 ROOM | S$3,400 | — |
| Apr 2023 | Blk 864 · 5 ROOM | S$3,000 | — |
| Apr 2023 | Blk 864 · 5 ROOM | S$1,750 | — |
| Jan 2023 | Blk 864 · 4 ROOM | S$3,800 | — |
| Nov 2022 | Blk 864 · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 864 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 864 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 864 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 864 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 864 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 864 · 5 ROOM | S$1,750 | — |
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$636,764 | S$703,039 | S$761,405 | S$774,721 |
| 10 years | 50 years | S$607,853 | S$740,969 | S$869,106 | S$899,771 |
| 20 years | 40 years | S$543,608 | S$807,773 | S$1,111,307 | S$1,191,112 |
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.