Blk 895 Tampines St 81
Project page · 99-year lease from 1988
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 895 | 07 TO 09 | 146 sqm | S$980,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Jun 2026 | Blk 895 | 04 TO 06 | 146 sqm | S$1,090,000 | S$7,466 psm | ×1.000 | S$7,466 psm |
| May 2026 | Blk 895 | 01 TO 03 | 146 sqm | S$908,000 | S$6,219 psm | ×1.000 | S$6,219 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.
4.90% gross yield
S$48,000 of rent a year against the estimate above · 0.2 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Dec 2025 | 889 | EXECUTIVE | S$4,600 |
| Dec 2025 | 894 | EXECUTIVE | S$4,000 |
| Oct 2025 | 895 | EXECUTIVE | S$4,000 |
median of 3 HDB rental approvals for EXECUTIVE on Tampines St 81 since 2025-10.
Buying or selling at S$980,000?
Buying: Stamp duty on S$980,000 · Cash and CPF needed on S$980,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$980,000.
Each opens with this figure filled in; change anything there.
Primary schools near 895 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 · 492 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 761 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Poi Ching School · 1,122 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,295 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,434 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,650 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,716 m
- Angsana Primary School · 1,842 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,872 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 895 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 146 sqm | S$980,000 | S$6,712 psm |
| Jun 2026 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 146 sqm | S$1,090,000 | S$7,466 psm |
| May 2026 | Blk 895 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 146 sqm | S$908,000 | S$6,219 psm |
| Dec 2025 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left excluded: outlier | 146 sqm | S$880,000 | S$6,027 psm |
| Oct 2025 | Blk 895 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 149 sqm | S$1,040,000 | S$6,980 psm |
| Jul 2025 | Blk 895 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 146 sqm | S$950,000 | S$6,507 psm |
| May 2025 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$1,010,000 | S$6,918 psm |
| Nov 2024 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
| Apr 2024 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$1,018,000 | S$6,973 psm |
| Dec 2022 | Blk 895 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$810,000 | S$5,548 psm |
| Aug 2022 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 146 sqm | S$838,000 | S$5,740 psm |
| May 2022 | Blk 895 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$770,000 | S$5,274 psm |
| Mar 2022 | Blk 895 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 149 sqm | S$808,000 | S$5,423 psm |
| Feb 2022 | Blk 895 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$774,000 | S$5,301 psm |
| Dec 2021 | Blk 895 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 146 sqm | S$815,000 | S$5,582 psm |
Showing 15 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 895 · EXECUTIVE | S$4,000 | — |
| Aug 2025 | Blk 895 · EXECUTIVE | S$4,000 | — |
| Sept 2024 | Blk 895 · EXECUTIVE | S$3,800 | — |
| May 2024 | Blk 895 · EXECUTIVE | S$3,000 | — |
| Oct 2023 | Blk 895 · EXECUTIVE | S$3,400 | — |
| Aug 2023 | Blk 895 · EXECUTIVE | S$3,000 | — |
| Aug 2021 | Blk 895 · EXECUTIVE | S$2,350 | — |
| Mar 2021 | Blk 895 · EXECUTIVE | S$2,750 | — |
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$945,499 | S$1,043,908 | S$1,130,572 | S$1,150,344 |
| 10 years | 50 years | S$902,570 | S$1,100,228 | S$1,290,491 | S$1,336,025 |
| 20 years | 40 years | S$807,176 | S$1,199,421 | S$1,650,123 | S$1,768,622 |
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.