Blk 888 Tampines St 81
Project page · 99-year lease from 1988
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 889A | 01 TO 03 | 104 sqm | S$618,000 | S$5,942 psm | ×1.000 | S$5,942 psm |
| Aug 2026 | Blk 896 | 01 TO 03 | 104 sqm | S$640,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Aug 2026 | Blk 814 | 04 TO 06 | 104 sqm | S$638,000 | S$6,135 psm | ×1.000 | S$6,135 psm |
| Jul 2026 | Blk 888A | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Jun 2026 | Blk 813 | 01 TO 03 | 104 sqm | S$608,888 | S$5,855 psm | ×1.000 | S$5,855 psm |
| Jun 2026 | Blk 888 | 04 TO 06 | 104 sqm | S$610,000 | S$5,865 psm | ×1.000 | S$5,865 psm |
| May 2026 | Blk 818 | 01 TO 03 | 105 sqm | S$655,000 | S$6,238 psm | ×1.000 | S$6,238 psm |
| May 2026 | Blk 888A | 10 TO 12 | 104 sqm | S$668,000 | S$6,423 psm | ×1.000 | S$6,423 psm |
| Dec 2025 | Blk 888A | 01 TO 03 | 104 sqm | S$650,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
| Dec 2025 | Blk 898 | 01 TO 03 | 104 sqm | S$645,000 | S$6,202 psm | ×0.996 | S$6,178 psm |
| Dec 2025 | Blk 898A | 13 TO 15 | 104 sqm | S$668,000 | S$6,423 psm | ×0.996 | S$6,398 psm |
| Nov 2025 | Blk 899A | 07 TO 09 | 107 sqm | S$688,000 | S$6,430 psm | ×0.996 | S$6,405 psm |
How accurate is this estimate for Tampines St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 60 sales in Tampines St 81 since.
- Median error
- 2.6%
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.
6.33% gross yield
S$40,800 of rent a year against the estimate above · 0.36 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 21 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 | 898A | 4 ROOM | S$3,300 |
| Jul 2026 | 887 | 4 ROOM | S$3,500 |
| Jul 2026 | 898A | 4 ROOM | S$3,350 |
| Jul 2026 | 899 | 4 ROOM | S$3,000 |
| Jun 2026 | 888A | 4 ROOM | S$3,800 |
| May 2026 | 897A | 4 ROOM | S$3,000 |
| May 2026 | 887 | 4 ROOM | S$2,400 |
| Mar 2026 | 888A | 4 ROOM | S$3,500 |
median of 21 HDB rental approvals for 4 ROOM on Tampines St 81 since 2025-10.
Buying or selling at S$644,956?
Buying: Stamp duty on S$644,956 · Cash and CPF needed on S$644,956 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$644,956.
Each opens with this figure filled in; change anything there.
Primary schools near 888 Tampines St 81
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 · 549 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 830 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 871 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,334 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,565 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,784 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,875 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,964 m · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 888 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 122 sqm | S$725,000 | S$5,943 psm |
| Jun 2026 | Blk 888 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$610,000 | S$5,865 psm |
| Sept 2025 | Blk 888 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 108 sqm | S$666,000 | S$6,167 psm |
| Dec 2024 | Blk 888 · 5 ROOM · 13 TO 15 · Improved · 63 years left | 122 sqm | S$770,000 | S$6,311 psm |
| Oct 2024 | Blk 888 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 108 sqm | S$635,000 | S$5,880 psm |
| Jun 2024 | Blk 888 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$580,000 | S$5,577 psm |
| Mar 2024 | Blk 888 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 108 sqm | S$600,000 | S$5,556 psm |
| Nov 2023 | Blk 888 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 127 sqm | S$680,888 | S$5,361 psm |
| May 2023 | Blk 888 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$558,000 | S$5,365 psm |
| Dec 2022 | Blk 888 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 108 sqm | S$540,000 | S$5,000 psm |
| May 2022 | Blk 888 · 4 ROOM · 13 TO 15 · Model A · 66 years left | 104 sqm | S$585,000 | S$5,625 psm |
| May 2022 | Blk 888 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 108 sqm | S$500,000 | S$4,630 psm |
| Jan 2022 | Blk 888 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 127 sqm | S$595,000 | S$4,685 psm |
| Jan 2022 | Blk 888 · 5 ROOM · 10 TO 12 · Improved · 66 years left | 122 sqm | S$575,000 | S$4,713 psm |
Showing 14 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 888 · 5 ROOM | S$3,900 | — |
| Jul 2025 | Blk 888 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 888 · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 888 · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 888 · 5 ROOM | S$3,800 | — |
| Jul 2024 | Blk 888 · 4 ROOM | S$2,800 | — |
| Sept 2023 | Blk 888 · 5 ROOM | S$4,000 | — |
| Aug 2023 | Blk 888 · 5 ROOM | S$3,300 | — |
| Apr 2023 | Blk 888 · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 888 · 4 ROOM | S$2,500 | — |
| Sept 2022 | Blk 888 · 4 ROOM | S$2,100 | — |
| Jun 2022 | Blk 888 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 888 · 4 ROOM | S$3,200 | — |
| Dec 2021 | Blk 888 · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 888 · 5 ROOM | S$2,500 | — |
| Nov 2021 | Blk 888 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 888 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 888 · 5 ROOM | S$2,380 | — |
| May 2021 | Blk 888 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 888 · 4 ROOM | S$2,200 | — |
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$622,250 | S$687,015 | S$744,050 | S$757,063 |
| 10 years | 50 years | S$593,998 | S$724,080 | S$849,296 | S$879,262 |
| 20 years | 40 years | S$531,217 | S$789,361 | S$1,085,976 | S$1,163,963 |
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.