Blk 228 Tampines St 23
Project page · 99-year lease from 1985
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 217 | 07 TO 09 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Aug 2026 | Blk 226 | 01 TO 03 | 104 sqm | S$574,000 | S$5,519 psm | ×1.000 | S$5,519 psm |
| May 2026 | Blk 211 | 07 TO 09 | 93 sqm | S$615,000 | S$6,613 psm | ×1.000 | S$6,613 psm |
| May 2026 | Blk 213 | 07 TO 09 | 105 sqm | S$635,000 | S$6,048 psm | ×1.000 | S$6,048 psm |
| May 2026 | Blk 211 | 04 TO 06 | 93 sqm | S$586,888 | S$6,311 psm | ×1.000 | S$6,311 psm |
| Apr 2026 | Blk 214 | 04 TO 06 | 93 sqm | S$575,000 | S$6,183 psm | ×1.000 | S$6,183 psm |
| Apr 2026 | Blk 226 | 07 TO 09 | 108 sqm | S$648,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Apr 2026 | Blk 228 | 01 TO 03 | 96 sqm | S$610,000 | S$6,354 psm | ×1.000 | S$6,354 psm |
| Mar 2026 | Blk 212 | 10 TO 12 | 104 sqm | S$618,000 | S$5,942 psm | ×0.997 | S$5,925 psm |
| Feb 2026 | Blk 226 | 10 TO 12 | 105 sqm | S$638,000 | S$6,076 psm | ×0.997 | S$6,058 psm |
| Dec 2025 | Blk 214 | 01 TO 03 | 91 sqm | S$580,000 | S$6,374 psm | ×0.996 | S$6,349 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.
6.57% gross yield
S$39,000 of rent a year against the estimate above · 0.49 points below flats like it
Homes like this rent for about S$3,250 a month, the middle of 12 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 211 | 4 ROOM | S$3,200 |
| Jul 2026 | 226 | 4 ROOM | S$4,000 |
| Jul 2026 | 214 | 4 ROOM | S$3,300 |
| Jul 2026 | 227 | 4 ROOM | S$3,200 |
| Jul 2026 | 214 | 4 ROOM | S$3,200 |
| May 2026 | 227 | 4 ROOM | S$3,200 |
| May 2026 | 227 | 4 ROOM | S$3,000 |
| Apr 2026 | 211 | 4 ROOM | S$3,800 |
median of 12 HDB rental approvals for 4 ROOM on Tampines St 23 since 2025-10.
Buying or selling at S$593,549?
Buying: Stamp duty on S$593,549 · Cash and CPF needed on S$593,549 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$593,549.
Each opens with this figure filled in; change anything there.
Primary schools near 228 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 · 539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 565 m · no 2025 Phase 2C ballot
- Yumin Primary School · 565 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 769 m · no 2025 Phase 2C ballot
- East Spring Primary School · 772 m · no 2025 Phase 2C ballot
1 to 2 km
- White Sands Primary School · 1,239 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,245 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,612 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,821 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Casuarina Primary School · 1,839 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,862 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Pasir Ris Primary School · 1,981 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 228 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 96 sqm | S$610,000 | S$6,354 psm |
| Mar 2026 | Blk 228 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$478,000 | S$7,134 psm |
| Jun 2024 | Blk 228 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$435,000 | S$6,493 psm |
| Feb 2024 | Blk 228 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 96 sqm | S$500,000 | S$5,208 psm |
| Mar 2023 | Blk 228 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 73 sqm | S$415,000 | S$5,685 psm |
| Feb 2022 | Blk 228 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 96 sqm | S$460,000 | S$4,792 psm |
Showing 6 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 228 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 228 · 3 ROOM | S$2,750 | — |
| Jul 2022 | Blk 228 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 228 · 3 ROOM | S$1,800 | — |
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$566,599 | S$625,571 | S$677,506 | S$689,355 |
| 10 years | 47 years | S$538,059 | S$655,890 | S$769,314 | S$796,458 |
| 20 years | 37 years | S$473,011 | S$702,869 | S$966,984 | S$1,036,425 |
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.