Blk 884 Tampines St 83
Project page · 99-year lease from 1988
Based on 10 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 884 | 01 TO 03 | 74 sqm | S$495,000 | S$6,689 psm | ×1.000 | S$6,689 psm |
| Sept 2026 | Blk 884 | 10 TO 12 | 74 sqm | S$503,888 | S$6,809 psm | ×1.000 | S$6,809 psm |
| Aug 2026 | Blk 851 | 07 TO 09 | 74 sqm | S$487,888 | S$6,593 psm | ×1.000 | S$6,593 psm |
| Aug 2026 | Blk 845 | 04 TO 06 | 74 sqm | S$500,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Jul 2026 | Blk 845 | 07 TO 09 | 74 sqm | S$485,000 | S$6,554 psm | ×1.000 | S$6,554 psm |
| May 2026 | Blk 831 | 04 TO 06 | 64 sqm | S$455,000 | S$7,109 psm | ×1.000 | S$7,109 psm |
| Apr 2026 | Blk 847 | 07 TO 09 | 74 sqm | S$492,888 | S$6,661 psm | ×1.000 | S$6,661 psm |
| Jan 2026 | Blk 831 | 04 TO 06 | 64 sqm | S$452,000 | S$7,063 psm | ×0.997 | S$7,042 psm |
| Dec 2025 | Blk 845 | 10 TO 12 | 74 sqm | S$500,000 | S$6,757 psm | ×0.996 | S$6,730 psm |
| Dec 2025 | Blk 847 | 01 TO 03 | 74 sqm | S$475,000 | S$6,419 psm | ×0.996 | S$6,394 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.
6.77% gross yield
S$33,600 of rent a year against the estimate above · 0.61 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 28 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 | 849 | 3 ROOM | S$3,000 |
| Sept 2026 | 884 | 3 ROOM | S$2,800 |
| Sept 2026 | 847 | 3 ROOM | S$2,800 |
| Sept 2026 | 851 | 3 ROOM | S$2,700 |
| Sept 2026 | 885 | 3 ROOM | S$2,200 |
| Aug 2026 | 851 | 3 ROOM | S$3,000 |
| Aug 2026 | 845 | 3 ROOM | S$2,800 |
| Aug 2026 | 851 | 3 ROOM | S$2,600 |
median of 28 HDB rental approvals for 3 ROOM on Tampines St 83 since 2025-10.
Buying or selling at S$496,518?
Buying: Stamp duty on S$496,518 · Cash and CPF needed on S$496,518 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$496,518.
Each opens with this figure filled in; change anything there.
Primary schools near 884 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
- St. Hilda's Primary School · 393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 686 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 723 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,142 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,832 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,839 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Red Swastika School · 1,916 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,936 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tampines North Primary School · 1,977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 884 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 74 sqm | S$495,000 | S$6,689 psm |
| Sept 2026 | Blk 884 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$503,888 | S$6,809 psm |
| Aug 2025 | Blk 884 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$630,000 | S$6,058 psm |
| Apr 2025 | Blk 884 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 107 sqm | S$625,000 | S$5,841 psm |
| Aug 2024 | Blk 884 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$470,000 | S$6,351 psm |
| Aug 2023 | Blk 884 · 3 ROOM · 10 TO 12 · Model A · 64 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Mar 2023 | Blk 884 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$568,000 | S$5,462 psm |
| Feb 2023 | Blk 884 · 3 ROOM · 10 TO 12 · Model A · 64 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Feb 2023 | Blk 884 · 3 ROOM · 04 TO 06 · Model A · 64 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Aug 2022 | Blk 884 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 74 sqm | S$387,000 | S$5,230 psm |
| Apr 2022 | Blk 884 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 103 sqm | S$470,000 | S$4,563 psm |
| Apr 2022 | Blk 884 · 3 ROOM · 07 TO 09 · Model A · 65 years left | 74 sqm | S$390,000 | S$5,270 psm |
| Feb 2022 | Blk 884 · 3 ROOM · 07 TO 09 · Model A · 65 years left | 74 sqm | S$377,000 | S$5,095 psm |
Showing 13 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 884 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 884 · 4 ROOM | S$2,700 | — |
| Feb 2026 | Blk 884 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 884 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 884 · 4 ROOM | S$2,700 | — |
| Sept 2024 | Blk 884 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 884 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 884 · 3 ROOM | S$3,000 | — |
| Jul 2022 | Blk 884 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 884 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 884 · 4 ROOM | S$1,900 | — |
| Jun 2021 | Blk 884 · 3 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$479,038 | S$528,897 | S$572,805 | S$582,823 |
| 10 years | 50 years | S$457,288 | S$557,431 | S$653,828 | S$676,898 |
| 20 years | 40 years | S$408,956 | S$607,688 | S$836,036 | S$896,074 |
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.