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HDB · 521225

Blk 225 Tampines St 23

Project page · 99-year lease from 1984

Indicative value range
S$483,771 – S$517,372
Indicative mid S$497,367 · S$6,813 psm

Based on 18 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
Oct 2026Blk 21704 TO 0667 sqmS$448,588S$6,695 psm×1.000S$6,695 psm
Sept 2026Blk 21704 TO 0667 sqmS$450,000S$6,716 psm×1.000S$6,716 psm
Jun 2026Blk 21510 TO 1267 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
Jun 2026Blk 21510 TO 1267 sqmS$465,000S$6,940 psm×1.000S$6,940 psm
May 2026Blk 21501 TO 0367 sqmS$460,000S$6,866 psm×1.000S$6,866 psm
May 2026Blk 21110 TO 1267 sqmS$503,000S$7,507 psm×1.000S$7,507 psm
May 2026Blk 22510 TO 1273 sqmS$525,000S$7,192 psm×1.000S$7,192 psm
May 2026Blk 21201 TO 0373 sqmS$480,000S$6,575 psm×1.000S$6,575 psm
Apr 2026Blk 21701 TO 0371 sqmS$460,000S$6,479 psm×1.000S$6,479 psm
Apr 2026Blk 21404 TO 0667 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Apr 2026Blk 22601 TO 0373 sqmS$483,000S$6,616 psm×1.000S$6,616 psm
Mar 2026Blk 22801 TO 0367 sqmS$478,000S$7,134 psm×0.997S$7,113 psm
Feb 2026Blk 21107 TO 0969 sqmS$490,000S$7,101 psm×0.997S$7,081 psm
Jan 2026Blk 22604 TO 0673 sqmS$495,000S$6,781 psm×0.997S$6,761 psm
Jan 2026Blk 22701 TO 0367 sqmS$475,000S$7,090 psm×0.997S$7,069 psm
Dec 2025Blk 21301 TO 0373 sqmS$460,000S$6,301 psm×0.996S$6,277 psm
Nov 2025Blk 21704 TO 0667 sqmS$480,000S$7,164 psm×0.996S$7,136 psm
Nov 2025Blk 21310 TO 1273 sqmS$488,000S$6,685 psm×0.996S$6,659 psm

How accurate is this estimate for Tampines St 23?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Tampines St 23 since.

Median error
2.1%

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.

6.76% gross yield

S$33,600 of rent a year against the estimate above · 0.33 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 35 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

ApprovedBlockFlatRent a month
Sept 20262123 ROOMS$3,000
Sept 20262153 ROOMS$2,900
Sept 20262143 ROOMS$2,000
Aug 20262263 ROOMS$3,200
Jul 20262283 ROOMS$3,000
Jul 20262263 ROOMS$3,000
Jul 20262113 ROOMS$2,800
Jun 20262113 ROOMS$3,000

median of 35 HDB rental approvals for 3 ROOM on Tampines St 23 since 2025-10.

Buying or selling at S$497,367?

Buying: Stamp duty on S$497,367 · Cash and CPF needed on S$497,367 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$497,367.

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

Primary schools near 225 Tampines St 23

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
May 2026
Blk 225 · 3 ROOM · 10 TO 12 · Model A · 58 years left
73 sqmS$525,000S$7,192 psm
Jul 2025
Blk 225 · 3 ROOM · 10 TO 12 · Model A · 58 years left
73 sqmS$490,000S$6,712 psm
Jun 2025
Blk 225 · 4 ROOM · 01 TO 03 · Model A · 59 years left
105 sqmS$610,000S$5,810 psm
Aug 2024
Blk 225 · 4 ROOM · 04 TO 06 · Model A · 59 years left
105 sqmS$645,000S$6,143 psm
Aug 2024
Blk 225 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$618,000S$5,942 psm
Aug 2024
Blk 225 · 3 ROOM · 01 TO 03 · Model A · 59 years left
73 sqmS$446,000S$6,110 psm
Jul 2024
Blk 225 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$435,000S$5,959 psm
Jun 2024
Blk 225 · 3 ROOM · 01 TO 03 · Model A · 60 years left
73 sqmS$435,000S$5,959 psm
May 2024
Blk 225 · 4 ROOM · 07 TO 09 · Model A · 60 years left
105 sqmS$628,000S$5,981 psm
Sept 2023
Blk 225 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$412,000S$5,644 psm
Apr 2022
Blk 225 · 3 ROOM · 04 TO 06 · Model A · 62 years left
73 sqmS$382,000S$5,233 psm
Oct 2021
Blk 225 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$380,000S$5,205 psm
See more

Showing 12 of 60.

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$474,784S$524,200S$567,719S$577,647
10 years46 yearsS$450,868S$549,606S$644,650S$667,395
20 years36 yearsS$396,361S$588,972S$810,288S$868,476

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.