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HDB · 520867

Blk 867 Tampines St 83

Project page · 99-year lease from 1989

Indicative value range
S$607,345 – S$642,465
Indicative mid S$623,157 · S$5,992 psm

Based on 29 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
Sept 2026Blk 86604 TO 06104 sqmS$658,000S$6,327 psm×1.000S$6,327 psm
Sept 2026Blk 86504 TO 06103 sqmS$635,000S$6,165 psm×1.000S$6,165 psm
Sept 2026Blk 83707 TO 09105 sqmS$618,000S$5,886 psm×1.000S$5,886 psm
Sept 2026Blk 83901 TO 03104 sqmS$588,000S$5,654 psm×1.000S$5,654 psm
Sept 2026Blk 84310 TO 12103 sqmS$600,000S$5,825 psm×1.000S$5,825 psm
Aug 2026Blk 87001 TO 03104 sqmS$630,000S$6,058 psm×1.000S$6,058 psm
Jul 2026Blk 88607 TO 09104 sqmS$635,888S$6,114 psm×1.000S$6,114 psm
Jun 2026Blk 864A07 TO 09104 sqmS$600,000S$5,769 psm×1.000S$5,769 psm
Jun 2026Blk 86407 TO 09104 sqmS$660,000S$6,346 psm×1.000S$6,346 psm
Jun 2026Blk 886A01 TO 03104 sqmS$570,000S$5,481 psm×1.000S$5,481 psm
Jun 2026Blk 85310 TO 12105 sqmS$608,000S$5,790 psm×1.000S$5,790 psm
Jun 2026Blk 86704 TO 06104 sqmS$650,000S$6,250 psm×1.000S$6,250 psm
Jun 2026Blk 84504 TO 06105 sqmS$620,000S$5,905 psm×1.000S$5,905 psm
May 2026Blk 864A01 TO 03104 sqmS$608,888S$5,855 psm×1.000S$5,855 psm
May 2026Blk 86407 TO 09104 sqmS$675,000S$6,490 psm×1.000S$6,490 psm
Apr 2026Blk 84104 TO 06103 sqmS$600,000S$5,825 psm×1.000S$5,825 psm
Mar 2026Blk 84310 TO 12103 sqmS$590,000S$5,728 psm×0.997S$5,711 psm
Mar 2026Blk 83701 TO 03105 sqmS$615,000S$5,857 psm×0.997S$5,840 psm
Mar 2026Blk 87007 TO 09104 sqmS$650,000S$6,250 psm×0.997S$6,232 psm
Jan 2026Blk 83101 TO 0389 sqmS$578,000S$6,494 psm×0.997S$6,475 psm
Jan 2026Blk 86804 TO 06104 sqmS$650,000S$6,250 psm×0.997S$6,232 psm
Jan 2026Blk 88604 TO 06104 sqmS$630,000S$6,058 psm×0.997S$6,040 psm
Jan 2026Blk 87004 TO 06104 sqmS$625,000S$6,010 psm×0.997S$5,992 psm
Dec 2025Blk 86201 TO 03104 sqmS$635,000S$6,106 psm×0.996S$6,082 psm
Dec 2025Blk 84504 TO 06104 sqmS$625,000S$6,010 psm×0.996S$5,986 psm
Dec 2025Blk 84501 TO 03105 sqmS$618,000S$5,886 psm×0.996S$5,863 psm
Dec 2025Blk 86407 TO 09104 sqmS$640,000S$6,154 psm×0.996S$6,130 psm
Nov 2025Blk 88504 TO 06104 sqmS$623,000S$5,990 psm×0.996S$5,967 psm
Nov 2025Blk 85304 TO 06104 sqmS$645,000S$6,202 psm×0.996S$6,178 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.

6.55% gross yield

S$40,800 of rent a year against the estimate above · 0.14 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

ApprovedBlockFlatRent a month
Jul 20268654 ROOMS$3,850
Jun 2026857A4 ROOMS$3,650
Jun 20268654 ROOMS$3,400
Jun 20268624 ROOMS$3,200
May 20268434 ROOMS$3,500
May 2026864A4 ROOMS$3,400
May 20268474 ROOMS$3,400
May 20268694 ROOMS$3,250

median of 30 HDB rental approvals for 4 ROOM on Tampines St 83 since 2025-10.

Buying or selling at S$623,157?

Buying: Stamp duty on S$623,157 · Cash and CPF needed on S$623,157 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$623,157.

Each opens with this figure filled in; change anything there.

Primary schools near 867 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 867 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$650,000S$6,250 psm
Apr 2026
Blk 867 · 5 ROOM · 01 TO 03 · Improved · 62 years left
121 sqmS$780,000S$6,446 psm
Jul 2025
Blk 867 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$630,000S$6,058 psm
May 2025
Blk 867 · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$630,000S$6,058 psm
Nov 2023
Blk 867 · 5 ROOM · 07 TO 09 · Improved · 64 years left
121 sqmS$690,000S$5,702 psm
Mar 2023
Blk 867 · 5 ROOM · 07 TO 09 · Improved · 65 years left
121 sqmS$690,000S$5,702 psm
Jan 2023
Blk 867 · 5 ROOM · 04 TO 06 · Improved · 65 years left
121 sqmS$630,000S$5,207 psm
Jan 2023
Blk 867 · 4 ROOM · 10 TO 12 · Model A · 65 years left
104 sqmS$560,000S$5,385 psm
See more

Showing 8 of 52.

Sale prices as filed in caveats.

Where the lease takes this

About 61 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 years56 yearsS$601,218S$663,794S$718,901S$731,474
10 years51 yearsS$573,921S$699,606S$820,590S$849,543
20 years41 yearsS$513,262S$762,681S$1,049,270S$1,124,621

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.