Blk 891 Tampines Ave 8
Project page · 99-year lease from 1997
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Feb 2026 | Blk 891 | 04 TO 06 | 101 sqm | S$650,000 | S$6,436 psm | ×0.997 | S$6,417 psm |
| Feb 2026 | Blk 891 | 01 TO 03 | 101 sqm | S$675,000 | S$6,683 psm | ×0.997 | S$6,663 psm |
| Jan 2026 | Blk 891 | 04 TO 06 | 100 sqm | S$630,000 | S$6,300 psm | ×0.997 | S$6,281 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.
6.39% gross yield
S$41,400 of rent a year against the estimate above · 0.3 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$648,082?
Buying: Stamp duty on S$648,082 · Cash and CPF needed on S$648,082 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$648,082.
Each opens with this figure filled in; change anything there.
Primary schools near 891 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 · 513 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 818 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Poi Ching School · 994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,327 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,690 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,724 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,808 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,811 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 891 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 100 sqm | S$650,000 | S$6,500 psm |
| Aug 2026 | Blk 891 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 101 sqm | S$620,000 | S$6,139 psm |
| Feb 2026 | Blk 891 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 101 sqm | S$675,000 | S$6,683 psm |
| Feb 2026 | Blk 891 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 101 sqm | S$650,000 | S$6,436 psm |
| Jan 2026 | Blk 891 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 100 sqm | S$630,000 | S$6,300 psm |
| Oct 2025 | Blk 891 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 100 sqm | S$660,000 | S$6,600 psm |
| Dec 2024 | Blk 891 · 4 ROOM · 16 TO 18 · Model A · 72 years left | 101 sqm | S$680,000 | S$6,733 psm |
| Sept 2024 | Blk 891 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 100 sqm | S$668,000 | S$6,680 psm |
| Jul 2024 | Blk 891 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 101 sqm | S$628,000 | S$6,218 psm |
| Mar 2024 | Blk 891 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 101 sqm | S$648,000 | S$6,416 psm |
| Feb 2024 | Blk 891 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 101 sqm | S$625,000 | S$6,188 psm |
| Jul 2023 | Blk 891 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 101 sqm | S$606,888 | S$6,009 psm |
| Jul 2023 | Blk 891 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$560,000 | S$5,545 psm |
| Mar 2023 | Blk 891 · 4 ROOM · 13 TO 15 · Model A · 73 years left excluded: outlier | 101 sqm | S$628,000 | S$6,218 psm |
| Mar 2023 | Blk 891 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 101 sqm | S$600,000 | S$5,941 psm |
| Oct 2022 | Blk 891 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 101 sqm | S$580,000 | S$5,743 psm |
Showing 16 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 891 · 4 ROOM | S$2,700 | — |
| Feb 2026 | Blk 891 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 891 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 891 · 4 ROOM | S$2,500 | — |
| Apr 2024 | Blk 891 · 4 ROOM | S$3,550 | — |
| Mar 2024 | Blk 891 · 4 ROOM | S$3,400 | — |
| Aug 2022 | Blk 891 · 4 ROOM | S$2,100 | — |
| Apr 2022 | Blk 891 · 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 69 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 | 64 years | S$627,847 | S$693,194 | S$750,743 | S$763,872 |
| 10 years | 59 years | S$605,744 | S$738,398 | S$866,090 | S$896,649 |
| 20 years | 49 years | S$549,114 | S$815,954 | S$1,122,562 | S$1,203,176 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.