Blk 221 Tampines St 24
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 221 | 04 TO 06 | 73 sqm | S$495,000 | S$6,781 psm | ×1.000 | S$6,781 psm |
| Feb 2026 | Blk 221 | 07 TO 09 | 73 sqm | S$470,000 | S$6,438 psm | ×0.997 | S$6,419 psm |
| Nov 2025 | Blk 221 | 04 TO 06 | 73 sqm | S$502,000 | S$6,877 psm | ×0.996 | S$6,850 psm |
How accurate is this estimate for Tampines St 24?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Tampines St 24 since.
- Median error
- 4.3%
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.
6.91% gross yield
S$34,200 of rent a year against the estimate above · 0.18 points below flats like it
Homes like this rent for about S$2,850 a month, the middle of 10 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.09%, from 26 blocks.
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 | 221 | 3 ROOM | S$3,000 |
| Aug 2026 | 219 | 3 ROOM | S$3,000 |
| May 2026 | 221 | 3 ROOM | S$2,600 |
| May 2026 | 221 | 3 ROOM | S$2,400 |
| Feb 2026 | 219 | 3 ROOM | S$2,500 |
| Jan 2026 | 221 | 3 ROOM | S$2,900 |
| Dec 2025 | 221 | 3 ROOM | S$2,700 |
| Nov 2025 | 221 | 3 ROOM | S$3,000 |
median of 10 HDB rental approvals for 3 ROOM on Tampines St 24 since 2025-10.
Buying or selling at S$495,000?
Buying: Stamp duty on S$495,000 · Cash and CPF needed on S$495,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$495,000.
Each opens with this figure filled in; change anything there.
Primary schools near 221 Tampines St 24
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
- Gongshang Primary School · 344 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 384 m · no 2025 Phase 2C ballot
- Yumin Primary School · 384 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 633 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,003 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,011 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- White Sands Primary School · 1,443 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,545 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,573 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 1,661 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,810 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,937 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 221 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 108 sqm | S$635,000 | S$5,880 psm |
| Sept 2026 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 104 sqm | S$670,000 | S$6,442 psm |
| Sept 2026 | Blk 221 · 4 ROOM · 10 TO 12 · Model A · 57 years left | 104 sqm | S$615,000 | S$5,913 psm |
| Aug 2026 | Blk 221 · 3 ROOM · 04 TO 06 · Model A · 57 years left | 73 sqm | S$495,000 | S$6,781 psm |
| Jul 2026 | Blk 221 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 104 sqm | S$610,000 | S$5,865 psm |
| Feb 2026 | Blk 221 · 3 ROOM · 07 TO 09 · Model A · 58 years left | 73 sqm | S$470,000 | S$6,438 psm |
| Nov 2025 | Blk 221 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 73 sqm | S$502,000 | S$6,877 psm |
| Jun 2025 | Blk 221 · 3 ROOM · 10 TO 12 · Model A · 58 years left | 73 sqm | S$499,000 | S$6,836 psm |
| Apr 2025 | Blk 221 · 3 ROOM · 10 TO 12 · Model A · 59 years left | 73 sqm | S$492,000 | S$6,740 psm |
| Mar 2025 | Blk 221 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$490,000 | S$6,712 psm |
| Feb 2025 | Blk 221 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 73 sqm | S$485,000 | S$6,644 psm |
| Aug 2024 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 108 sqm | S$632,000 | S$5,852 psm |
| Jul 2024 | Blk 221 · 4 ROOM · 04 TO 06 · Model A · 59 years left excluded: outlier | 104 sqm | S$585,000 | S$5,625 psm |
| Jan 2024 | Blk 221 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 108 sqm | S$585,000 | S$5,417 psm |
| Jul 2023 | Blk 221 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 73 sqm | S$425,000 | S$5,822 psm |
| Mar 2022 | Blk 221 · 3 ROOM · 07 TO 09 · Model A · 62 years left excluded: outlier | 73 sqm | S$405,000 | S$5,548 psm |
| Dec 2021 | Blk 221 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$360,000 | S$4,932 psm |
Showing 17 of 96.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 221 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 221 · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 221 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 221 · 3 ROOM | S$2,600 | — |
| May 2026 | Blk 221 · 3 ROOM | S$2,400 | — |
| Jan 2026 | Blk 221 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 221 · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 221 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 221 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 221 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 221 · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 221 · 3 ROOM | S$2,000 | — |
| Aug 2025 | Blk 221 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 221 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 221 · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 221 · 3 ROOM | S$3,050 | — |
| Nov 2024 | Blk 221 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 221 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 221 · 3 ROOM | S$2,250 | — |
| Aug 2024 | Blk 221 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 221 · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 221 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 221 · 3 ROOM | S$2,350 | — |
| May 2024 | Blk 221 · 4 ROOM | S$2,000 | — |
| Apr 2024 | Blk 221 · 3 ROOM | S$2,200 | — |
| Jan 2024 | Blk 221 · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 221 · 3 ROOM | S$2,300 | — |
| Oct 2023 | Blk 221 · 4 ROOM | S$3,700 | — |
| Oct 2023 | Blk 221 · 3 ROOM | S$2,150 | — |
| Sept 2023 | Blk 221 · 3 ROOM | S$2,900 | — |
| Aug 2023 | Blk 221 · 4 ROOM | S$3,300 | — |
| May 2023 | Blk 221 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 221 · 3 ROOM | S$2,200 | — |
| Feb 2023 | Blk 221 · 3 ROOM | S$3,200 | — |
| Oct 2022 | Blk 221 · 3 ROOM | S$2,000 | — |
| Jun 2022 | Blk 221 · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 221 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 221 · 3 ROOM | S$1,900 | — |
| Nov 2021 | Blk 221 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 221 · 3 ROOM | S$1,750 | — |
| Oct 2021 | Blk 221 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 221 · 4 ROOM | S$2,050 | — |
| Jun 2021 | Blk 221 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 221 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 221 · 3 ROOM | S$1,850 | — |
| Feb 2021 | Blk 221 · 4 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$472,525 | S$521,706 | S$565,017 | S$574,899 |
| 10 years | 46 years | S$448,723 | S$546,991 | S$641,582 | S$664,219 |
| 20 years | 36 years | S$394,475 | S$586,170 | S$806,432 | S$864,344 |
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.