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HDB · 521231

Blk 231 Tampines St 21

Project page · 99-year lease from 1985

Indicative value range
S$536,853 – S$595,974
Indicative mid S$545,011 · S$5,989 psm

Based on 28 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 23404 TO 06104 sqmS$620,000S$5,962 psm×1.000S$5,962 psm
Oct 2026Blk 26607 TO 09103 sqmS$625,000S$6,068 psm×1.000S$6,068 psm
Oct 2026Blk 24907 TO 09102 sqmS$570,888S$5,597 psm×1.000S$5,597 psm
Sept 2026Blk 26901 TO 03104 sqmS$640,000S$6,154 psm×1.000S$6,154 psm
Sept 2026Blk 25004 TO 06104 sqmS$575,000S$5,529 psm×1.000S$5,529 psm
Sept 2026Blk 24301 TO 03104 sqmS$645,000S$6,202 psm×1.000S$6,202 psm
Aug 2026Blk 20604 TO 06104 sqmS$570,000S$5,481 psm×1.000S$5,481 psm
Aug 2026Blk 24904 TO 06103 sqmS$612,000S$5,942 psm×1.000S$5,942 psm
Aug 2026Blk 24801 TO 0391 sqmS$610,000S$6,703 psm×1.000S$6,703 psm
Jul 2026Blk 24304 TO 06104 sqmS$653,000S$6,279 psm×1.000S$6,279 psm
Jul 2026Blk 25001 TO 03103 sqmS$615,000S$5,971 psm×1.000S$5,971 psm
Jun 2026Blk 26407 TO 09103 sqmS$600,000S$5,825 psm×1.000S$5,825 psm
Jun 2026Blk 24704 TO 0692 sqmS$550,000S$5,978 psm×1.000S$5,978 psm
Jun 2026Blk 26810 TO 12103 sqmS$720,000S$6,990 psm×1.000S$6,990 psm
Jun 2026Blk 23501 TO 03103 sqmS$618,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 24007 TO 09104 sqmS$690,000S$6,635 psm×1.000S$6,635 psm
May 2026Blk 26104 TO 06103 sqmS$573,888S$5,572 psm×1.000S$5,572 psm
May 2026Blk 23101 TO 0393 sqmS$553,888S$5,956 psm×1.000S$5,956 psm
Apr 2026Blk 25304 TO 06102 sqmS$580,000S$5,686 psm×1.000S$5,686 psm
Apr 2026Blk 26504 TO 06103 sqmS$615,000S$5,971 psm×1.000S$5,971 psm
Apr 2026Blk 27007 TO 09104 sqmS$650,000S$6,250 psm×1.000S$6,250 psm
Mar 2026Blk 24904 TO 06103 sqmS$612,000S$5,942 psm×0.997S$5,924 psm
Feb 2026Blk 24810 TO 1291 sqmS$648,000S$7,121 psm×0.997S$7,100 psm
Jan 2026Blk 24701 TO 0391 sqmS$670,000S$7,363 psm×0.997S$7,341 psm
Dec 2025Blk 23707 TO 09104 sqmS$715,000S$6,875 psm×0.996S$6,848 psm
Dec 2025Blk 23901 TO 0397 sqmS$635,000S$6,546 psm×0.996S$6,521 psm
Dec 2025Blk 24707 TO 0992 sqmS$630,000S$6,848 psm×0.996S$6,821 psm
Nov 2025Blk 25004 TO 06103 sqmS$600,000S$5,825 psm×0.996S$5,802 psm

How accurate is this estimate for Tampines St 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 137 sales in Tampines St 21 since.

Median error
5.2%

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.

7.71% gross yield

S$42,000 of rent a year against the estimate above · 0.65 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 66 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 20262404 ROOMS$3,600
Sept 20262714 ROOMS$3,400
Sept 20262474 ROOMS$2,800
Aug 20262714 ROOMS$4,000
Aug 20262374 ROOMS$3,700
Aug 20262624 ROOMS$3,400
Aug 20262584 ROOMS$2,600
Jul 20262374 ROOMS$4,000

median of 66 HDB rental approvals for 4 ROOM on Tampines St 21 since 2025-10.

Buying or selling at S$545,011?

Buying: Stamp duty on S$545,011 · Cash and CPF needed on S$545,011 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$545,011.

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

Primary schools near 231 Tampines St 21

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 231 · 4 ROOM · 01 TO 03 · New Generation · 58 years left
93 sqmS$553,888S$5,956 psm
Sept 2024
Blk 231 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
91 sqmS$578,000S$6,352 psm
Sept 2024
Blk 231 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
67 sqmS$425,000S$6,343 psm
Jan 2023
Blk 231 · 4 ROOM · 01 TO 03 · New Generation · 61 years left
91 sqmS$492,000S$5,407 psm
Oct 2022
Blk 231 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$395,000S$5,896 psm
Dec 2021
Blk 231 · 4 ROOM · 01 TO 03 · New Generation · 62 years left
91 sqmS$423,000S$4,648 psm
See more

Showing 6 of 25.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$520,265S$574,415S$622,102S$632,982
10 years47 yearsS$494,058S$602,254S$706,403S$731,327
20 years37 yearsS$434,330S$645,392S$887,908S$951,671

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.