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HDB · 521864

Blk 864A Tampines St 83

Project page · 99-year lease from 1988

Indicative value range
S$737,500 – S$787,772
Indicative mid S$766,668 · S$6,284 psm

Based on 16 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 862A10 TO 12122 sqmS$808,000S$6,623 psm×1.000S$6,623 psm
Sept 2026Blk 88601 TO 03122 sqmS$730,000S$5,984 psm×1.000S$5,984 psm
Jul 2026Blk 84304 TO 06122 sqmS$740,000S$6,066 psm×1.000S$6,066 psm
Jul 2026Blk 86604 TO 06125 sqmS$775,000S$6,200 psm×1.000S$6,200 psm
May 2026Blk 86410 TO 12122 sqmS$870,000S$7,131 psm×1.000S$7,131 psm
May 2026Blk 86413 TO 15122 sqmS$790,000S$6,475 psm×1.000S$6,475 psm
Apr 2026Blk 84107 TO 09122 sqmS$748,000S$6,131 psm×1.000S$6,131 psm
Apr 2026Blk 86701 TO 03121 sqmS$780,000S$6,446 psm×1.000S$6,446 psm
Mar 2026Blk 87001 TO 03121 sqmS$710,000S$5,868 psm×0.997S$5,850 psm
Jan 2026Blk 86207 TO 09122 sqmS$785,000S$6,434 psm×0.997S$6,415 psm
Jan 2026Blk 86413 TO 15127 sqmS$828,000S$6,520 psm×0.997S$6,500 psm
Jan 2026Blk 86613 TO 15121 sqmS$782,888S$6,470 psm×0.997S$6,451 psm
Jan 2026Blk 857A01 TO 03127 sqmS$740,000S$5,827 psm×0.997S$5,810 psm
Dec 2025Blk 862A01 TO 03122 sqmS$780,000S$6,393 psm×0.996S$6,368 psm
Nov 2025Blk 86201 TO 03122 sqmS$690,000S$5,656 psm×0.996S$5,634 psm
Nov 2025Blk 86801 TO 03121 sqmS$750,000S$6,198 psm×0.996S$6,174 psm

How accurate is this estimate for Tampines St 83?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 74 sales in Tampines St 83 since.

Median error
2.5%

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.

5.56% gross yield

S$42,600 of rent a year against the estimate above · 0.12 points below flats like it

Homes like this rent for about S$3,550 a month, the middle of 14 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 20268415 ROOMS$3,300
Aug 20268685 ROOMS$4,200
Aug 20268645 ROOMS$3,600
Jul 20268665 ROOMS$4,200
May 2026862A5 ROOMS$2,900
Apr 20268415 ROOMS$3,350
Mar 20268435 ROOMS$3,500
Mar 20268435 ROOMS$2,900

median of 14 HDB rental approvals for 5 ROOM on Tampines St 83 since 2025-10.

Buying or selling at S$766,668?

Buying: Stamp duty on S$766,668 · Cash and CPF needed on S$766,668 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$766,668.

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

Primary schools near 864a Tampines St 83

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
Jun 2026
Blk 864A · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$600,000S$5,769 psm
May 2026
Blk 864A · 4 ROOM · 01 TO 03 · Model A · 61 years left
104 sqmS$608,888S$5,855 psm
Mar 2025
Blk 864A · 5 ROOM · 04 TO 06 · Improved · 63 years left
127 sqmS$810,000S$6,378 psm
Feb 2025
Blk 864A · 5 ROOM · 07 TO 09 · Improved · 63 years left
122 sqmS$695,000S$5,697 psm
Apr 2024
Blk 864A · 4 ROOM · 04 TO 06 · Model A · 63 years left
104 sqmS$580,000S$5,577 psm
Jun 2023
Blk 864A · 4 ROOM · 10 TO 12 · Model A · 64 years left
104 sqmS$574,000S$5,519 psm
Jan 2023
Blk 864A · 5 ROOM · 04 TO 06 · Improved · 65 years left
122 sqmS$600,000S$4,918 psm
Jul 2022
Blk 864A · 5 ROOM · 10 TO 12 · Improved · 65 years left
122 sqmS$640,000S$5,246 psm
May 2022
Blk 864A · 5 ROOM · 07 TO 09 · Improved · 65 years left
127 sqmS$650,000S$5,118 psm
Jan 2022
Blk 864A · 5 ROOM · 04 TO 06 · Improved · 66 years left
122 sqmS$580,000S$4,754 psm
See more

Showing 10 of 60.

Sale prices as filed in caveats.

Where the lease takes this

About 60 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 years55 yearsS$739,677S$816,663S$884,462S$899,930
10 years50 yearsS$706,093S$860,724S$1,009,569S$1,045,190
20 years40 yearsS$631,465S$938,324S$1,290,914S$1,383,617

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.