Blk 879 Tampines Ave 8
Project page · 99-year lease from 1988
Based on 4 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 878 | 01 TO 03 | 74 sqm | S$455,000 | S$6,149 psm | ×1.000 | S$6,149 psm |
| Jun 2025 | Blk 879 | 10 TO 12 | 74 sqm | S$490,000 | S$6,622 psm | ×1.000 | S$6,618 psm |
| Apr 2025 | Blk 879 | 04 TO 06 | 74 sqm | S$460,000 | S$6,216 psm | ×1.000 | S$6,213 psm |
| Dec 2024 | Blk 878 | 07 TO 09 | 74 sqm | S$450,000 | S$6,081 psm | ×1.025 | S$6,232 psm |
How accurate is this estimate for Tampines Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Tampines Ave 8 since.
- Median error
- 2.3%
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.
7.30% gross yield
S$33,600 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Sept 2026 | 869B | 3 ROOM | S$2,800 |
| Aug 2026 | 878A | 3 ROOM | S$3,100 |
| Aug 2026 | 879A | 3 ROOM | S$3,000 |
| Jul 2026 | 879 | 3 ROOM | S$3,000 |
| Jul 2026 | 878 | 3 ROOM | S$2,900 |
| Jul 2026 | 879 | 3 ROOM | S$2,500 |
| May 2026 | 879 | 3 ROOM | S$2,600 |
| Apr 2026 | 868A | 3 ROOM | S$2,800 |
median of 15 HDB rental approvals for 3 ROOM on Tampines Ave 8 since 2025-10.
Buying or selling at S$460,458?
Buying: Stamp duty on S$460,458 · Cash and CPF needed on S$460,458 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$460,458.
Each opens with this figure filled in; change anything there.
Primary schools near 879 Tampines Ave 8
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 · 629 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 733 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 955 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,374 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,468 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 879 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 103 sqm | S$675,000 | S$6,553 psm |
| Jun 2026 | Blk 879 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 104 sqm | S$605,000 | S$5,817 psm |
| Mar 2026 | Blk 879 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$628,000 | S$6,038 psm |
| Oct 2025 | Blk 879 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$566,688 | S$5,449 psm |
| Jun 2025 | Blk 879 · 3 ROOM · 10 TO 12 · Model A · 62 years left | 74 sqm | S$490,000 | S$6,622 psm |
| Apr 2025 | Blk 879 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$460,000 | S$6,216 psm |
| Aug 2024 | Blk 879 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Aug 2023 | Blk 879 · 3 ROOM · 07 TO 09 · Model A · 64 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Jul 2023 | Blk 879 · 3 ROOM · 10 TO 12 · Model A · 64 years left | 74 sqm | S$408,000 | S$5,514 psm |
| Jan 2023 | Blk 879 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 103 sqm | S$545,000 | S$5,291 psm |
| Dec 2022 | Blk 879 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 74 sqm | S$415,000 | S$5,608 psm |
| May 2022 | Blk 879 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 74 sqm | S$385,000 | S$5,203 psm |
| Dec 2021 | Blk 879 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 103 sqm | S$482,000 | S$4,680 psm |
| Dec 2021 | Blk 879 · 3 ROOM · 10 TO 12 · Model A · 66 years left | 74 sqm | S$385,000 | S$5,203 psm |
Showing 14 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 879 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 879 · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 879 · 3 ROOM | S$2,600 | — |
| Mar 2026 | Blk 879 · 4 ROOM | S$3,700 | — |
| Feb 2026 | Blk 879 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 879 · 4 ROOM | S$2,800 | — |
| Jan 2026 | Blk 879 · 3 ROOM | S$2,400 | — |
| Aug 2025 | Blk 879 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 879 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 879 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 879 · 3 ROOM | S$2,000 | — |
| Feb 2025 | Blk 879 · 3 ROOM | S$2,800 | — |
| Jan 2025 | Blk 879 · 3 ROOM | S$2,400 | — |
| Oct 2024 | Blk 879 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 879 · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 879 · 3 ROOM | S$2,900 | — |
| Jun 2024 | Blk 879 · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 879 · 4 ROOM | S$3,800 | — |
| Apr 2024 | Blk 879 · 3 ROOM | S$2,600 | — |
| Mar 2024 | Blk 879 · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 879 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 879 · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 879 · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 879 · 3 ROOM | S$1,900 | — |
| Jun 2023 | Blk 879 · 4 ROOM | S$3,300 | — |
| Jun 2023 | Blk 879 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 879 · 3 ROOM | S$1,900 | — |
| Nov 2022 | Blk 879 · 3 ROOM | S$2,000 | — |
| Sept 2022 | Blk 879 · 3 ROOM | S$2,100 | — |
| Aug 2022 | Blk 879 · 3 ROOM | S$1,600 | — |
| Jul 2022 | Blk 879 · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 879 · 3 ROOM | S$2,900 | — |
| Jun 2022 | Blk 879 · 3 ROOM | S$2,200 | — |
| May 2022 | Blk 879 · 3 ROOM | S$1,600 | — |
| Apr 2022 | Blk 879 · 4 ROOM | S$3,300 | — |
| Apr 2022 | Blk 879 · 3 ROOM | S$1,850 | — |
| Mar 2022 | Blk 879 · 3 ROOM | S$2,300 | — |
| Feb 2022 | Blk 879 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 879 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 879 · 3 ROOM | S$1,500 | — |
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$444,247 | S$490,485 | S$531,204 | S$540,495 |
| 10 years | 50 years | S$424,077 | S$516,947 | S$606,343 | S$627,737 |
| 20 years | 40 years | S$379,255 | S$563,554 | S$775,318 | S$830,995 |
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.