Blk 235 Tampines St 21
Project page · 99-year lease from 1993
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 235 | 10 TO 12 | 74 sqm | S$550,000 | S$7,432 psm | ×1.000 | S$7,432 psm |
| Jul 2026 | Blk 235 | 10 TO 12 | 74 sqm | S$555,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Jul 2026 | Blk 235 | 01 TO 03 | 74 sqm | S$500,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| May 2026 | Blk 235 | 10 TO 12 | 74 sqm | S$540,000 | S$7,297 psm | ×1.000 | S$7,297 psm |
| Mar 2026 | Blk 235 | 07 TO 09 | 74 sqm | S$528,000 | S$7,135 psm | ×0.997 | S$7,114 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.
6.44% gross yield
S$34,800 of rent a year against the estimate above · 0.93 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 149 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Sept 2026 | 242 | 3 ROOM | S$3,225 |
| Sept 2026 | 259 | 3 ROOM | S$3,100 |
| Sept 2026 | 240 | 3 ROOM | S$3,100 |
| Sept 2026 | 240 | 3 ROOM | S$3,000 |
| Sept 2026 | 269 | 3 ROOM | S$3,000 |
| Sept 2026 | 241 | 3 ROOM | S$3,000 |
| Sept 2026 | 267 | 3 ROOM | S$3,000 |
| Sept 2026 | 250 | 3 ROOM | S$2,900 |
median of 149 HDB rental approvals for 3 ROOM on Tampines St 21 since 2025-10.
Buying or selling at S$540,000?
Buying: Stamp duty on S$540,000 · Cash and CPF needed on S$540,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$540,000.
Each opens with this figure filled in; change anything there.
Primary schools near 235 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
- Gongshang Primary School · 154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 480 m · no 2025 Phase 2C ballot
- Yumin Primary School · 480 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 506 m · no 2025 Phase 2C ballot
- Tampines Primary School · 679 m · no 2025 Phase 2C ballot
1 to 2 km
- Junyuan Primary School · 1,223 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 1,268 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 1,287 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,468 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,650 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,747 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 235 · 3 ROOM · 01 TO 03 · Model A · 66 years left | 74 sqm | S$500,000 | S$6,757 psm |
| Jul 2026 | Blk 235 · 3 ROOM · 10 TO 12 · Model A · 66 years left | 74 sqm | S$555,000 | S$7,500 psm |
| Jul 2026 | Blk 235 · 3 ROOM · 10 TO 12 · Model A · 66 years left | 74 sqm | S$550,000 | S$7,432 psm |
| Jun 2026 | Blk 235 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 103 sqm | S$618,000 | S$6,000 psm |
| May 2026 | Blk 235 · 3 ROOM · 10 TO 12 · Model A · 66 years left | 74 sqm | S$540,000 | S$7,297 psm |
| Mar 2026 | Blk 235 · 3 ROOM · 07 TO 09 · Model A · 67 years left | 74 sqm | S$528,000 | S$7,135 psm |
| Nov 2023 | Blk 235 · 3 ROOM · 04 TO 06 · Model A · 69 years left | 74 sqm | S$477,000 | S$6,446 psm |
| Jan 2023 | Blk 235 · 3 ROOM · 07 TO 09 · Model A · 70 years left excluded: outlier | 74 sqm | S$460,000 | S$6,216 psm |
| Jan 2023 | Blk 235 · 3 ROOM · 10 TO 12 · Model A · 70 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Dec 2022 | Blk 235 · 3 ROOM · 04 TO 06 · Model A · 70 years left | 74 sqm | S$418,000 | S$5,649 psm |
| Jan 2022 | Blk 235 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 108 sqm | S$523,800 | S$4,850 psm |
| Jan 2022 | Blk 235 · 3 ROOM · 04 TO 06 · Model A · 71 years left | 74 sqm | S$395,000 | S$5,338 psm |
| Jan 2022 | Blk 235 · 3 ROOM · 04 TO 06 · Model A · 71 years left | 74 sqm | S$388,000 | S$5,243 psm |
| Dec 2021 | Blk 235 · 3 ROOM · 10 TO 12 · Model A · 71 years left | 74 sqm | S$406,888 | S$5,498 psm |
| Nov 2021 | Blk 235 · 3 ROOM · 01 TO 03 · Model A · 71 years left | 74 sqm | S$370,000 | S$5,000 psm |
Showing 15 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 235 · 4 ROOM | S$3,700 | — |
| Apr 2026 | Blk 235 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 235 · 3 ROOM | S$2,850 | — |
| Jan 2026 | Blk 235 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 235 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 235 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 235 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 235 · 4 ROOM | S$3,450 | — |
| Jan 2025 | Blk 235 · 3 ROOM | S$3,000 | — |
| Sept 2024 | Blk 235 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 235 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 235 · 3 ROOM | S$1,950 | — |
| Mar 2024 | Blk 235 · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 235 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 235 · 4 ROOM | S$2,250 | — |
| Dec 2022 | Blk 235 · 3 ROOM | S$2,250 | — |
| Nov 2022 | Blk 235 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 235 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 235 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 235 · 3 ROOM | S$1,950 | — |
| Dec 2021 | Blk 235 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 235 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 235 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 235 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 235 · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 235 · 3 ROOM | S$1,650 | — |
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 65 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 | 60 years | S$523,140 | S$577,589 | S$625,540 | S$636,480 |
| 10 years | 55 years | S$504,723 | S$615,255 | S$721,651 | S$747,113 |
| 20 years | 45 years | S$457,537 | S$679,876 | S$935,351 | S$1,002,521 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.