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HDB · 521234

Blk 234 Tampines St 21

Project page · 99-year lease from 1984

Indicative value range
S$454,489 – S$501,913
Indicative mid S$477,035 · S$6,535 psm

Based on 59 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 25910 TO 1274 sqmS$485,000S$6,554 psm×1.000S$6,554 psm
Oct 2026Blk 26707 TO 0979 sqmS$501,888S$6,353 psm×1.000S$6,353 psm
Sept 2026Blk 25004 TO 0674 sqmS$518,000S$7,000 psm×1.000S$7,000 psm
Sept 2026Blk 24310 TO 1274 sqmS$515,000S$6,959 psm×1.000S$6,959 psm
Sept 2026Blk 26104 TO 0674 sqmS$470,000S$6,351 psm×1.000S$6,351 psm
Sept 2026Blk 26207 TO 0974 sqmS$490,000S$6,622 psm×1.000S$6,622 psm
Sept 2026Blk 23610 TO 1273 sqmS$536,000S$7,342 psm×1.000S$7,342 psm
Sept 2026Blk 24301 TO 0374 sqmS$480,000S$6,486 psm×1.000S$6,486 psm
Sept 2026Blk 24610 TO 1267 sqmS$485,000S$7,239 psm×1.000S$7,239 psm
Aug 2026Blk 27101 TO 0375 sqmS$440,000S$5,867 psm×1.000S$5,867 psm
Aug 2026Blk 25001 TO 0374 sqmS$470,000S$6,351 psm×1.000S$6,351 psm
Aug 2026Blk 26710 TO 1275 sqmS$500,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 20707 TO 0975 sqmS$425,000S$5,667 psm×1.000S$5,667 psm
Jul 2026Blk 26604 TO 0674 sqmS$488,000S$6,595 psm×1.000S$6,595 psm
Jul 2026Blk 23407 TO 0973 sqmS$515,000S$7,055 psm×1.000S$7,055 psm
Jul 2026Blk 23510 TO 1274 sqmS$550,000S$7,432 psm×1.000S$7,432 psm
Jul 2026Blk 20607 TO 0979 sqmS$460,000S$5,823 psm×1.000S$5,823 psm
Jul 2026Blk 23510 TO 1274 sqmS$555,000S$7,500 psm×1.000S$7,500 psm
Jul 2026Blk 24201 TO 0367 sqmS$470,000S$7,015 psm×1.000S$7,015 psm
Jul 2026Blk 23501 TO 0374 sqmS$500,000S$6,757 psm×1.000S$6,757 psm
Jun 2026Blk 26701 TO 0375 sqmS$455,000S$6,067 psm×1.000S$6,067 psm
Jun 2026Blk 27107 TO 0975 sqmS$460,000S$6,133 psm×1.000S$6,133 psm
Jun 2026Blk 20207 TO 0975 sqmS$460,000S$6,133 psm×1.000S$6,133 psm
Jun 2026Blk 20907 TO 0975 sqmS$465,000S$6,200 psm×1.000S$6,200 psm
Jun 2026Blk 25104 TO 0678 sqmS$495,000S$6,346 psm×1.000S$6,346 psm
Jun 2026Blk 25004 TO 0674 sqmS$450,000S$6,081 psm×1.000S$6,081 psm
Jun 2026Blk 26101 TO 0378 sqmS$460,000S$5,897 psm×1.000S$5,897 psm
Jun 2026Blk 20704 TO 0679 sqmS$460,000S$5,823 psm×1.000S$5,823 psm
May 2026Blk 20801 TO 0379 sqmS$493,888S$6,252 psm×1.000S$6,252 psm
May 2026Blk 24401 TO 0374 sqmS$490,000S$6,622 psm×1.000S$6,622 psm
May 2026Blk 20210 TO 1275 sqmS$500,888S$6,679 psm×1.000S$6,679 psm
May 2026Blk 23510 TO 1274 sqmS$540,000S$7,297 psm×1.000S$7,297 psm
May 2026Blk 26710 TO 1275 sqmS$478,000S$6,373 psm×1.000S$6,373 psm
May 2026Blk 24610 TO 1267 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Apr 2026Blk 26704 TO 0675 sqmS$486,000S$6,480 psm×1.000S$6,480 psm
Apr 2026Blk 25904 TO 0674 sqmS$427,000S$5,770 psm×1.000S$5,770 psm
Apr 2026Blk 20904 TO 0679 sqmS$498,000S$6,304 psm×1.000S$6,304 psm
Apr 2026Blk 24004 TO 0674 sqmS$500,000S$6,757 psm×1.000S$6,757 psm
Apr 2026Blk 20201 TO 0375 sqmS$455,000S$6,067 psm×1.000S$6,067 psm
Apr 2026Blk 25001 TO 0374 sqmS$470,000S$6,351 psm×1.000S$6,351 psm
Apr 2026Blk 20204 TO 0675 sqmS$520,000S$6,933 psm×1.000S$6,933 psm
Apr 2026Blk 26104 TO 0678 sqmS$500,000S$6,410 psm×1.000S$6,410 psm
Apr 2026Blk 24407 TO 0974 sqmS$515,000S$6,959 psm×1.000S$6,959 psm
Mar 2026Blk 26304 TO 0674 sqmS$490,000S$6,622 psm×0.997S$6,602 psm
Mar 2026Blk 20204 TO 0679 sqmS$450,000S$5,696 psm×0.997S$5,679 psm
Mar 2026Blk 27004 TO 0675 sqmS$478,000S$6,373 psm×0.997S$6,355 psm
Feb 2026Blk 23710 TO 1273 sqmS$518,000S$7,096 psm×0.997S$7,075 psm
Feb 2026Blk 24307 TO 0974 sqmS$538,000S$7,270 psm×0.997S$7,249 psm
Jan 2026Blk 26107 TO 0974 sqmS$485,000S$6,554 psm×0.997S$6,535 psm
Jan 2026Blk 27101 TO 0375 sqmS$490,000S$6,533 psm×0.997S$6,514 psm
Jan 2026Blk 20810 TO 1275 sqmS$532,888S$7,105 psm×0.997S$7,084 psm
Jan 2026Blk 23607 TO 0973 sqmS$530,000S$7,260 psm×0.997S$7,239 psm
Jan 2026Blk 24610 TO 1267 sqmS$450,000S$6,716 psm×0.997S$6,697 psm
Dec 2025Blk 26304 TO 0674 sqmS$470,000S$6,351 psm×0.996S$6,326 psm
Dec 2025Blk 23701 TO 0373 sqmS$499,000S$6,836 psm×0.996S$6,809 psm
Dec 2025Blk 26904 TO 0679 sqmS$490,000S$6,203 psm×0.996S$6,178 psm
Nov 2025Blk 25301 TO 0374 sqmS$505,000S$6,824 psm×0.996S$6,798 psm
Nov 2025Blk 24004 TO 0674 sqmS$506,500S$6,845 psm×0.996S$6,818 psm
Nov 2025Blk 20207 TO 0975 sqmS$463,000S$6,173 psm×0.996S$6,149 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.

7.30% gross yield

S$34,800 of rent a year against the estimate above · 0.21 points above flats like it

Homes like this rent for about S$2,900 a month, the middle of 149 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 20262423 ROOMS$3,225
Sept 20262593 ROOMS$3,100
Sept 20262403 ROOMS$3,100
Sept 20262403 ROOMS$3,000
Sept 20262693 ROOMS$3,000
Sept 20262413 ROOMS$3,000
Sept 20262673 ROOMS$3,000
Sept 20262503 ROOMS$2,900

median of 149 HDB rental approvals for 3 ROOM on Tampines St 21 since 2025-10.

Buying or selling at S$477,035?

Buying: Stamp duty on S$477,035 · Cash and CPF needed on S$477,035 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$477,035.

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

Primary schools near 234 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
Oct 2026
Blk 234 · 4 ROOM · 04 TO 06 · Model A · 57 years left
104 sqmS$620,000S$5,962 psm
Jul 2026
Blk 234 · 3 ROOM · 07 TO 09 · Model A · 58 years left
73 sqmS$515,000S$7,055 psm
Jul 2025
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$655,000S$6,298 psm
Jun 2025
Blk 234 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$498,000S$6,822 psm
May 2025
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 59 years left
108 sqmS$695,000S$6,435 psm
Apr 2025
Blk 234 · 3 ROOM · 07 TO 09 · Model A · 59 years left
73 sqmS$500,000S$6,849 psm
Feb 2025
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 59 years left
108 sqmS$695,000S$6,435 psm
Aug 2024
Blk 234 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$475,000S$6,507 psm
Feb 2024
Blk 234 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$455,000S$6,233 psm
Jun 2023
Blk 234 · 3 ROOM · 04 TO 06 · Model A · 61 years left
73 sqmS$424,000S$5,808 psm
Feb 2023
Blk 234 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$412,000S$5,644 psm
Oct 2022
Blk 234 · 4 ROOM · 07 TO 09 · Model A · 61 years left
105 sqmS$588,000S$5,600 psm
Oct 2022
Blk 234 · 3 ROOM · 10 TO 12 · Model A · 61 years left
73 sqmS$436,000S$5,973 psm
Aug 2022
Blk 234 · 4 ROOM · 10 TO 12 · Model A · 61 years left
105 sqmS$538,800S$5,131 psm
Mar 2022
Blk 234 · 4 ROOM · 10 TO 12 · Model A · 62 years left
104 sqmS$549,888S$5,287 psm
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Showing 15 of 80.

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$455,375S$502,771S$544,511S$554,034
10 years46 yearsS$432,437S$527,138S$618,297S$640,113
20 years36 yearsS$380,158S$564,895S$777,164S$832,974

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.