Blk 226 Tampines St 23
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 217 | 04 TO 06 | 67 sqm | S$448,588 | S$6,695 psm | ×1.000 | S$6,695 psm |
| Sept 2026 | Blk 217 | 04 TO 06 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Jun 2026 | Blk 215 | 10 TO 12 | 67 sqm | S$475,000 | S$7,090 psm | ×1.000 | S$7,090 psm |
| Jun 2026 | Blk 215 | 10 TO 12 | 67 sqm | S$465,000 | S$6,940 psm | ×1.000 | S$6,940 psm |
| May 2026 | Blk 215 | 01 TO 03 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| May 2026 | Blk 211 | 10 TO 12 | 67 sqm | S$503,000 | S$7,507 psm | ×1.000 | S$7,507 psm |
| May 2026 | Blk 225 | 10 TO 12 | 73 sqm | S$525,000 | S$7,192 psm | ×1.000 | S$7,192 psm |
| May 2026 | Blk 212 | 01 TO 03 | 73 sqm | S$480,000 | S$6,575 psm | ×1.000 | S$6,575 psm |
| Apr 2026 | Blk 217 | 01 TO 03 | 71 sqm | S$460,000 | S$6,479 psm | ×1.000 | S$6,479 psm |
| Apr 2026 | Blk 214 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Apr 2026 | Blk 226 | 01 TO 03 | 73 sqm | S$483,000 | S$6,616 psm | ×1.000 | S$6,616 psm |
| Mar 2026 | Blk 228 | 01 TO 03 | 67 sqm | S$478,000 | S$7,134 psm | ×0.997 | S$7,113 psm |
| Feb 2026 | Blk 211 | 07 TO 09 | 69 sqm | S$490,000 | S$7,101 psm | ×0.997 | S$7,081 psm |
| Jan 2026 | Blk 226 | 04 TO 06 | 73 sqm | S$495,000 | S$6,781 psm | ×0.997 | S$6,761 psm |
| Jan 2026 | Blk 227 | 01 TO 03 | 67 sqm | S$475,000 | S$7,090 psm | ×0.997 | S$7,069 psm |
| Dec 2025 | Blk 213 | 01 TO 03 | 73 sqm | S$460,000 | S$6,301 psm | ×0.996 | S$6,277 psm |
| Nov 2025 | Blk 217 | 04 TO 06 | 67 sqm | S$480,000 | S$7,164 psm | ×0.996 | S$7,136 psm |
| Nov 2025 | Blk 213 | 10 TO 12 | 73 sqm | S$488,000 | S$6,685 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 212 | 3 ROOM | S$3,000 |
| Sept 2026 | 215 | 3 ROOM | S$2,900 |
| Sept 2026 | 214 | 3 ROOM | S$2,000 |
| Aug 2026 | 226 | 3 ROOM | S$3,200 |
| Jul 2026 | 228 | 3 ROOM | S$3,000 |
| Jul 2026 | 226 | 3 ROOM | S$3,000 |
| Jul 2026 | 211 | 3 ROOM | S$2,800 |
| Jun 2026 | 211 | 3 ROOM | S$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 226 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
- Gongshang Primary School · 478 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 511 m · no 2025 Phase 2C ballot
- Yumin Primary School · 511 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 721 m · no 2025 Phase 2C ballot
- East Spring Primary School · 839 m · no 2025 Phase 2C ballot
1 to 2 km
- Tampines Primary School · 1,178 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,291 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,593 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,753 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 1,802 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Casuarina Primary School · 1,859 m · no 2025 Phase 2C ballot
- St. Hilda's Primary School · 1,882 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,987 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 226 · 4 ROOM · 01 TO 03 · Model A · 58 years left | 104 sqm | S$574,000 | S$5,519 psm |
| Apr 2026 | Blk 226 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 108 sqm | S$648,000 | S$6,000 psm |
| Apr 2026 | Blk 226 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 73 sqm | S$483,000 | S$6,616 psm |
| Feb 2026 | Blk 226 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 105 sqm | S$638,000 | S$6,076 psm |
| Jan 2026 | Blk 226 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 73 sqm | S$495,000 | S$6,781 psm |
| Aug 2025 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 73 sqm | S$485,000 | S$6,644 psm |
| Feb 2025 | Blk 226 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 73 sqm | S$455,888 | S$6,245 psm |
| May 2024 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$440,000 | S$6,027 psm |
| Aug 2023 | Blk 226 · 3 ROOM · 01 TO 03 · Model A · 61 years left excluded: outlier | 73 sqm | S$372,000 | S$5,096 psm |
| Jun 2023 | Blk 226 · 3 ROOM · 01 TO 03 · Model A · 61 years left | 73 sqm | S$402,000 | S$5,507 psm |
| Mar 2023 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$408,000 | S$5,589 psm |
| Feb 2023 | Blk 226 · 3 ROOM · 04 TO 06 · Model A · 61 years left excluded: outlier | 73 sqm | S$350,000 | S$4,795 psm |
| Jan 2023 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$422,500 | S$5,788 psm |
| Jul 2022 | Blk 226 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 73 sqm | S$385,000 | S$5,274 psm |
| Mar 2022 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$396,500 | S$5,432 psm |
| Jan 2022 | Blk 226 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Nov 2021 | Blk 226 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$387,000 | S$5,301 psm |
Showing 17 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 226 · 3 ROOM | S$3,200 | — |
| Jul 2026 | Blk 226 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 226 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 226 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 226 · 3 ROOM | S$1,800 | — |
| Aug 2025 | Blk 226 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 226 · 3 ROOM | S$2,900 | — |
| Jan 2025 | Blk 226 · 3 ROOM | S$2,900 | — |
| Dec 2024 | Blk 226 · 3 ROOM | S$1,500 | — |
| Nov 2024 | Blk 226 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 226 · 3 ROOM | S$1,500 | — |
| Aug 2024 | Blk 226 · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 226 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 226 · 3 ROOM | S$3,100 | — |
| Dec 2023 | Blk 226 · 3 ROOM | S$1,800 | — |
| Aug 2023 | Blk 226 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 226 · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 226 · 3 ROOM | S$3,000 | — |
| Jan 2023 | Blk 226 · 3 ROOM | S$1,500 | — |
| Jul 2022 | Blk 226 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 226 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 226 · 3 ROOM | S$2,350 | — |
| Jan 2022 | Blk 226 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 226 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 226 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 226 · 3 ROOM | S$2,200 | — |
| Jun 2021 | Blk 226 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 226 · 3 ROOM | S$1,850 | — |
| Jan 2021 | Blk 226 · 3 ROOM | S$2,100 | — |
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 57 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 | 52 years | S$474,784 | S$524,200 | S$567,719 | S$577,647 |
| 10 years | 47 years | S$450,868 | S$549,606 | S$644,650 | S$667,395 |
| 20 years | 37 years | S$396,361 | S$588,972 | S$810,288 | S$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.