Blk 247 Tampines St 21
Project page · 99-year lease from 1984
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 247 | 04 TO 06 | 92 sqm | S$550,000 | S$5,978 psm | ×1.000 | S$5,978 psm |
| Jan 2026 | Blk 247 | 01 TO 03 | 91 sqm | S$670,000 | S$7,363 psm | ×0.997 | S$7,341 psm |
| Dec 2025 | Blk 247 | 07 TO 09 | 92 sqm | S$630,000 | S$6,848 psm | ×0.996 | S$6,821 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.
6.77% gross yield
S$42,000 of rent a year against the estimate above · 0.29 points below 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 240 | 4 ROOM | S$3,600 |
| Sept 2026 | 271 | 4 ROOM | S$3,400 |
| Sept 2026 | 247 | 4 ROOM | S$2,800 |
| Aug 2026 | 271 | 4 ROOM | S$4,000 |
| Aug 2026 | 237 | 4 ROOM | S$3,700 |
| Aug 2026 | 262 | 4 ROOM | S$3,400 |
| Aug 2026 | 258 | 4 ROOM | S$2,600 |
| Jul 2026 | 237 | 4 ROOM | S$4,000 |
median of 66 HDB rental approvals for 4 ROOM on Tampines St 21 since 2025-10.
Buying or selling at S$620,704?
Buying: Stamp duty on S$620,704 · Cash and CPF needed on S$620,704 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$620,704.
Each opens with this figure filled in; change anything there.
Primary schools near 247 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
- Tampines Primary School · 325 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 359 m · no 2025 Phase 2C ballot
- Yumin Primary School · 359 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 534 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 885 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 889 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- St. Hilda's Primary School · 1,025 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Poi Ching School · 1,315 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,375 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,431 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 1,604 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 247 · 4 ROOM · 04 TO 06 · New Generation · 57 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jan 2026 | Blk 247 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 91 sqm | S$670,000 | S$7,363 psm |
| Dec 2025 | Blk 247 · 4 ROOM · 07 TO 09 · New Generation · 57 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Aug 2025 | Blk 247 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 91 sqm | S$630,000 | S$6,923 psm |
| May 2025 | Blk 247 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 91 sqm | S$610,000 | S$6,703 psm |
| Jan 2025 | Blk 247 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$636,000 | S$6,989 psm |
| Jul 2024 | Blk 247 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 91 sqm | S$638,000 | S$7,011 psm |
| Jun 2024 | Blk 247 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Mar 2024 | Blk 247 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$567,000 | S$6,231 psm |
| Sept 2023 | Blk 247 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$555,000 | S$6,099 psm |
| Aug 2023 | Blk 247 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 91 sqm | S$542,000 | S$5,956 psm |
| Mar 2023 | Blk 247 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$530,000 | S$5,824 psm |
| Feb 2023 | Blk 247 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 91 sqm | S$550,000 | S$6,044 psm |
| Jan 2023 | Blk 247 · 4 ROOM · 07 TO 09 · New Generation · 60 years left excluded: outlier | 92 sqm | S$575,000 | S$6,250 psm |
| Jan 2023 | Blk 247 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 91 sqm | S$555,000 | S$6,099 psm |
Showing 15 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 247 · 4 ROOM | S$2,800 | — |
| Jul 2026 | Blk 247 · 4 ROOM | S$3,700 | — |
| May 2026 | Blk 247 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 247 · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 247 · 4 ROOM | S$2,650 | — |
| Apr 2025 | Blk 247 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 247 · 4 ROOM | S$3,900 | — |
| Aug 2024 | Blk 247 · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 247 · 4 ROOM | S$3,700 | — |
| May 2024 | Blk 247 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 247 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 247 · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 247 · 4 ROOM | S$3,700 | — |
| Dec 2023 | Blk 247 · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 247 · 4 ROOM | S$2,000 | — |
| Nov 2023 | Blk 247 · 4 ROOM | S$3,450 | — |
| Sept 2023 | Blk 247 · 4 ROOM | S$2,800 | — |
| Jul 2023 | Blk 247 · 4 ROOM | S$4,000 | — |
| Apr 2023 | Blk 247 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 247 · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 247 · 4 ROOM | S$2,700 | — |
| Apr 2022 | Blk 247 · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 247 · 4 ROOM | S$3,100 | — |
| Feb 2022 | Blk 247 · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 247 · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 247 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 247 · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 247 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 247 · 4 ROOM | S$2,650 | — |
| Jul 2021 | Blk 247 · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 247 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 247 · 4 ROOM | S$2,150 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$592,521 | S$654,191 | S$708,502 | S$720,893 |
| 10 years | 46 years | S$562,675 | S$685,897 | S$804,510 | S$832,896 |
| 20 years | 36 years | S$494,651 | S$735,026 | S$1,011,224 | S$1,083,842 |
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.