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HDB · 521164

Blk 164 Tampines St 12

Project page · 99-year lease from 1984

Indicative value range
S$627,824 – S$670,713
Indicative mid S$649,002 · S$6,301 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 14007 TO 0991 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
Sept 2026Blk 15704 TO 0693 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Jul 2026Blk 16010 TO 1298 sqmS$636,000S$6,490 psm×1.000S$6,490 psm
Jul 2026Blk 14007 TO 0991 sqmS$570,000S$6,264 psm×1.000S$6,264 psm
Jul 2026Blk 15801 TO 0391 sqmS$575,000S$6,319 psm×1.000S$6,319 psm
Jul 2026Blk 16407 TO 09106 sqmS$663,000S$6,255 psm×1.000S$6,255 psm
Jul 2026Blk 14504 TO 06104 sqmS$675,000S$6,490 psm×1.000S$6,490 psm
Jul 2026Blk 16310 TO 12103 sqmS$660,000S$6,408 psm×1.000S$6,408 psm
Jun 2026Blk 14101 TO 03107 sqmS$630,000S$5,888 psm×1.000S$5,888 psm
Jun 2026Blk 14004 TO 0693 sqmS$570,000S$6,129 psm×1.000S$6,129 psm
Jun 2026Blk 15901 TO 0391 sqmS$611,000S$6,714 psm×1.000S$6,714 psm
Jun 2026Blk 16004 TO 0698 sqmS$680,000S$6,939 psm×1.000S$6,939 psm
May 2026Blk 14110 TO 12106 sqmS$638,888S$6,027 psm×1.000S$6,027 psm
May 2026Blk 14110 TO 12103 sqmS$625,000S$6,068 psm×1.000S$6,068 psm
Mar 2026Blk 15907 TO 0991 sqmS$655,000S$7,198 psm×0.997S$7,177 psm
Mar 2026Blk 16104 TO 06106 sqmS$668,000S$6,302 psm×0.997S$6,283 psm
Jan 2026Blk 16104 TO 06103 sqmS$668,000S$6,485 psm×0.997S$6,466 psm
Jan 2026Blk 14501 TO 03103 sqmS$615,000S$5,971 psm×0.997S$5,953 psm
Jan 2026Blk 14104 TO 06103 sqmS$620,000S$6,019 psm×0.997S$6,002 psm
Dec 2025Blk 16304 TO 06107 sqmS$655,000S$6,122 psm×0.996S$6,097 psm
Dec 2025Blk 15004 TO 06103 sqmS$680,000S$6,602 psm×0.996S$6,576 psm
Dec 2025Blk 14407 TO 09106 sqmS$648,000S$6,113 psm×0.996S$6,089 psm
Nov 2025Blk 15807 TO 0991 sqmS$660,000S$7,253 psm×0.996S$7,224 psm
Nov 2025Blk 16104 TO 06105 sqmS$680,000S$6,476 psm×0.996S$6,451 psm

How accurate is this estimate for Tampines St 12?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Tampines St 12 since.

Median error
4.2%

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.

6.29% gross yield

S$40,800 of rent a year against the estimate above · 0.77 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 48 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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

ApprovedBlockFlatRent a month
Sept 20261594 ROOMS$3,500
Sept 20261614 ROOMS$3,500
Sept 20261644 ROOMS$3,500
Sept 20261584 ROOMS$3,500
Sept 20261444 ROOMS$3,050
Aug 20261604 ROOMS$3,550
Aug 20261454 ROOMS$3,100
Aug 20261614 ROOMS$2,700

median of 48 HDB rental approvals for 4 ROOM on Tampines St 12 since 2025-10.

Buying or selling at S$649,002?

Buying: Stamp duty on S$649,002 · Cash and CPF needed on S$649,002 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$649,002.

Each opens with this figure filled in; change anything there.

Primary schools near 164 Tampines St 12

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 57 years left
106 sqmS$663,000S$6,255 psm
Oct 2025
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 58 years left
106 sqmS$650,000S$6,132 psm
Oct 2025
Blk 164 · 3 ROOM · 01 TO 03 · Model A · 58 years left
74 sqmS$487,000S$6,581 psm
Jul 2025
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 58 years left
106 sqmS$655,000S$6,179 psm
May 2025
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$653,000S$6,340 psm
Feb 2025
Blk 164 · 4 ROOM · 10 TO 12 · Model A · 59 years left
103 sqmS$650,000S$6,311 psm
Dec 2024
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$643,000S$6,243 psm
Aug 2024
Blk 164 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$508,000S$6,865 psm
Apr 2024
Blk 164 · 3 ROOM · 04 TO 06 · Model A · 60 years left
74 sqmS$438,000S$5,919 psm
Feb 2024
Blk 164 · 4 ROOM · 01 TO 03 · Model A · 60 years left
106 sqmS$550,000S$5,189 psm
Jan 2024
Blk 164 · 3 ROOM · 01 TO 03 · Model A · 60 years left
74 sqmS$430,000S$5,811 psm
Sept 2023
Blk 164 · 3 ROOM · 10 TO 12 · Model A · 60 years left
78 sqmS$450,000S$5,769 psm
Aug 2023
Blk 164 · 4 ROOM · 10 TO 12 · Model A · 60 years left
103 sqmS$575,000S$5,583 psm
Jun 2023
Blk 164 · 4 ROOM · 10 TO 12 · Model A · 61 years left
106 sqmS$599,888S$5,659 psm
Jun 2023
Blk 164 · 4 ROOM · 04 TO 06 · Model A · 61 years left
106 sqmS$578,000S$5,453 psm
Jun 2023
Blk 164 · 4 ROOM · 01 TO 03 · Model A · 60 years left
106 sqmS$539,000S$5,085 psm
Jan 2023
Blk 164 · 4 ROOM · 01 TO 03 · Model A · 61 years left
103 sqmS$560,000S$5,437 psm
Jan 2023
Blk 164 · 4 ROOM · 10 TO 12 · Model A · 61 years left
103 sqmS$535,000S$5,194 psm
Nov 2022
Blk 164 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$424,000S$5,730 psm
Jul 2022
Blk 164 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$580,000S$5,631 psm
Mar 2022
Blk 164 · 4 ROOM · 04 TO 06 · Model A · 62 years left
106 sqmS$480,000S$4,528 psm
Jan 2022
Blk 164 · 4 ROOM · 04 TO 06 · Model A · 62 years left
103 sqmS$499,800S$4,852 psm
See more

Showing 22 of 84.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$619,535S$684,016S$740,803S$753,759
10 years46 yearsS$588,327S$717,168S$841,188S$870,868
20 years36 yearsS$517,203S$768,536S$1,057,326S$1,133,255

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.