Blk 880 Tampines Ave 8
Project page · 99-year lease from 1988
Based on 8 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 880 | 07 TO 09 | 104 sqm | S$633,000 | S$6,087 psm | ×1.000 | S$6,087 psm |
| Aug 2026 | Blk 880A | 01 TO 03 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Aug 2026 | Blk 880A | 04 TO 06 | 104 sqm | S$600,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Aug 2026 | Blk 891 | 01 TO 03 | 101 sqm | S$620,000 | S$6,139 psm | ×1.000 | S$6,139 psm |
| Aug 2026 | Blk 891 | 10 TO 12 | 100 sqm | S$650,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Jul 2026 | Blk 879 | 10 TO 12 | 103 sqm | S$675,000 | S$6,553 psm | ×1.000 | S$6,553 psm |
| Jun 2026 | Blk 879 | 01 TO 03 | 104 sqm | S$605,000 | S$5,817 psm | ×1.000 | S$5,817 psm |
| Mar 2026 | Blk 879 | 07 TO 09 | 104 sqm | S$628,000 | S$6,038 psm | ×0.997 | S$6,021 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.
6.58% gross yield
S$41,400 of rent a year against the estimate above · 0.11 points below flats like it
Homes like this rent for about S$3,450 a month, the middle of 23 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 |
|---|---|---|---|
| Sept 2026 | 879B | 4 ROOM | S$3,800 |
| Sept 2026 | 891 | 4 ROOM | S$2,700 |
| Aug 2026 | 878B | 4 ROOM | S$3,800 |
| Aug 2026 | 878B | 4 ROOM | S$3,600 |
| Jun 2026 | 868A | 4 ROOM | S$2,500 |
| May 2026 | 878B | 4 ROOM | S$3,500 |
| May 2026 | 878A | 4 ROOM | S$3,450 |
| May 2026 | 880 | 4 ROOM | S$3,400 |
median of 23 HDB rental approvals for 4 ROOM on Tampines Ave 8 since 2025-10.
Buying or selling at S$629,574?
Buying: Stamp duty on S$629,574 · Cash and CPF needed on S$629,574 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$629,574.
Each opens with this figure filled in; change anything there.
Primary schools near 880 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 · 521 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 845 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,288 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,500 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,825 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,913 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Gongshang Primary School · 1,980 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 880 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 104 sqm | S$633,000 | S$6,087 psm |
| Apr 2026 | Blk 880 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 122 sqm | S$720,000 | S$5,902 psm |
| Sept 2025 | Blk 880 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 108 sqm | S$668,888 | S$6,193 psm |
| Mar 2025 | Blk 880 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$761,888 | S$6,245 psm |
| Nov 2023 | Blk 880 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$580,000 | S$5,577 psm |
| Jan 2023 | Blk 880 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 127 sqm | S$670,000 | S$5,276 psm |
| Mar 2022 | Blk 880 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$495,000 | S$4,760 psm |
Showing 7 of 31.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 880 · 4 ROOM | S$3,400 | — |
| Apr 2026 | Blk 880 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 880 · 4 ROOM | S$2,800 | — |
| Oct 2025 | Blk 880 · 4 ROOM | S$2,850 | — |
| Sept 2025 | Blk 880 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 880 · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 880 · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 880 · 4 ROOM | S$2,850 | — |
| May 2024 | Blk 880 · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 880 · 4 ROOM | S$1,600 | — |
| Mar 2023 | Blk 880 · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 880 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 880 · 4 ROOM | S$1,600 | — |
| Mar 2021 | Blk 880 · 4 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$607,410 | S$670,630 | S$726,305 | S$739,007 |
| 10 years | 50 years | S$579,832 | S$706,812 | S$829,041 | S$858,293 |
| 20 years | 40 years | S$518,548 | S$770,536 | S$1,060,077 | S$1,136,203 |
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.