Blk 872 Tampines St 84
Project page · 99-year lease from 1988
Based on 5 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 872 | 10 TO 12 | 121 sqm | S$750,000 | S$6,198 psm | ×1.000 | S$6,198 psm |
| Jul 2026 | Blk 876 | 10 TO 12 | 122 sqm | S$760,000 | S$6,230 psm | ×1.000 | S$6,230 psm |
| Jul 2026 | Blk 882 | 04 TO 06 | 122 sqm | S$758,000 | S$6,213 psm | ×1.000 | S$6,213 psm |
| Jan 2026 | Blk 882 | 10 TO 12 | 122 sqm | S$768,888 | S$6,302 psm | ×0.997 | S$6,284 psm |
| Nov 2025 | Blk 872 | 10 TO 12 | 121 sqm | S$755,000 | S$6,240 psm | ×0.996 | S$6,215 psm |
How accurate is this estimate for Tampines St 84?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Tampines St 84 since.
- Median error
- 3.4%
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.
5.74% gross yield
S$43,200 of rent a year against the estimate above · 0.06 points above flats like it
Homes like this rent for about S$3,600 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 5.68%, from 25 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 | 873 | 5 ROOM | S$4,000 |
| Jun 2026 | 872 | 5 ROOM | S$3,300 |
| Feb 2026 | 872 | 5 ROOM | S$3,600 |
| Jan 2026 | 873 | 5 ROOM | S$3,800 |
| Jan 2026 | 873 | 5 ROOM | S$3,500 |
median of 5 HDB rental approvals for 5 ROOM on Tampines St 84 since 2025-10.
Buying or selling at S$752,033?
Buying: Stamp duty on S$752,033 · Cash and CPF needed on S$752,033 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$752,033.
Each opens with this figure filled in; change anything there.
Primary schools near 872 Tampines St 84
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 · 443 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 578 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 945 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Angsana Primary School · 1,178 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,250 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,809 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,897 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,992 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 872 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 121 sqm | S$750,000 | S$6,198 psm |
| Nov 2025 | Blk 872 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 121 sqm | S$755,000 | S$6,240 psm |
| Aug 2025 | Blk 872 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$638,888 | S$6,143 psm |
| Jul 2025 | Blk 872 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Mar 2025 | Blk 872 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$752,888 | S$6,222 psm |
| Dec 2024 | Blk 872 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$728,888 | S$6,024 psm |
| Nov 2024 | Blk 872 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$720,000 | S$5,950 psm |
| Jun 2024 | Blk 872 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 121 sqm | S$690,000 | S$5,702 psm |
| Mar 2023 | Blk 872 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$520,000 | S$5,000 psm |
Showing 9 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 872 · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 872 · 4 ROOM | S$3,750 | — |
| Apr 2026 | Blk 872 · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 872 · 5 ROOM | S$3,600 | — |
| Jan 2026 | Blk 872 · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 872 · 5 ROOM | S$3,300 | — |
| Jul 2025 | Blk 872 · 5 ROOM | S$3,400 | — |
| Apr 2025 | Blk 872 · 4 ROOM | S$3,750 | — |
| Dec 2024 | Blk 872 · 4 ROOM | S$2,500 | — |
| Oct 2024 | Blk 872 · 5 ROOM | S$3,600 | — |
| Sept 2024 | Blk 872 · 4 ROOM | S$1,600 | — |
| Jun 2024 | Blk 872 · 5 ROOM | S$2,600 | — |
| Apr 2024 | Blk 872 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 872 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 872 · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 872 · 4 ROOM | S$3,475 | — |
| Jul 2023 | Blk 872 · 5 ROOM | S$2,650 | — |
| Nov 2022 | Blk 872 · 4 ROOM | S$2,200 | — |
| May 2022 | Blk 872 · 4 ROOM | S$1,600 | — |
| Apr 2022 | Blk 872 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 872 · 5 ROOM | S$2,200 | — |
| Aug 2021 | Blk 872 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 872 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 872 · 4 ROOM | S$2,000 | — |
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$725,558 | S$801,074 | S$867,579 | S$882,752 |
| 10 years | 50 years | S$692,615 | S$844,294 | S$990,298 | S$1,025,239 |
| 20 years | 40 years | S$619,411 | S$920,413 | S$1,266,273 | S$1,357,207 |
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.