Blk 870A Tampines St 86
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 870A | 04 TO 06 | 94 sqm | S$725,000 | S$7,713 psm | ×1.000 | S$7,713 psm |
| Sept 2026 | Blk 870A | 07 TO 09 | 94 sqm | S$716,000 | S$7,617 psm | ×1.000 | S$7,617 psm |
| Apr 2026 | Blk 870A | 10 TO 12 | 94 sqm | S$725,000 | S$7,713 psm | ×1.000 | S$7,713 psm |
| Mar 2026 | Blk 870A | 04 TO 06 | 94 sqm | S$710,000 | S$7,553 psm | ×0.997 | S$7,531 psm |
| Dec 2025 | Blk 870A | 13 TO 15 | 93 sqm | S$720,000 | S$7,742 psm | ×0.996 | S$7,712 psm |
How accurate is this estimate for Tampines St 86?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Tampines St 86 since.
- Median error
- 3.6%
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.
5.79% gross yield
S$42,000 of rent a year against the estimate above · 0.22 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Aug 2026 | 870A | 4 ROOM | S$3,500 |
| Jul 2026 | 871C | 4 ROOM | S$3,400 |
| Apr 2026 | 871B | 4 ROOM | S$3,550 |
| Mar 2026 | 871B | 4 ROOM | S$3,100 |
| Jan 2026 | 871B | 4 ROOM | S$3,500 |
| Dec 2025 | 871B | 4 ROOM | S$3,500 |
median of 6 HDB rental approvals for 4 ROOM on Tampines St 86 since 2025-10.
Buying or selling at S$724,883?
Buying: Stamp duty on S$724,883 · Cash and CPF needed on S$724,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$724,883.
Each opens with this figure filled in; change anything there.
Primary schools near 870a Tampines St 86
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
- Poi Ching School · 366 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 770 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Angsana Primary School · 1,059 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 1,141 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,389 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,854 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 870A · 5 ROOM · 04 TO 06 · Improved · 89 years left | 114 sqm | S$880,888 | S$7,727 psm |
| Oct 2026 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 94 sqm | S$725,000 | S$7,713 psm |
| Sept 2026 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 94 sqm | S$716,000 | S$7,617 psm |
| Apr 2026 | Blk 870A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 114 sqm | S$911,888 | S$7,999 psm |
| Apr 2026 | Blk 870A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 94 sqm | S$725,000 | S$7,713 psm |
| Mar 2026 | Blk 870A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 114 sqm | S$890,000 | S$7,807 psm |
| Mar 2026 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 94 sqm | S$710,000 | S$7,553 psm |
| Dec 2025 | Blk 870A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Sept 2025 | Blk 870A · 4 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 94 sqm | S$700,000 | S$7,447 psm |
| Sept 2025 | Blk 870A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Aug 2025 | Blk 870A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$747,888 | S$7,956 psm |
| Jul 2025 | Blk 870A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 114 sqm | S$880,000 | S$7,719 psm |
| Jul 2025 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 94 sqm | S$710,000 | S$7,553 psm |
| Dec 2024 | Blk 870A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Aug 2024 | Blk 870A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 114 sqm | S$855,888 | S$7,508 psm |
| Aug 2024 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 94 sqm | S$725,000 | S$7,713 psm |
| Apr 2024 | Blk 870A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 114 sqm | S$825,000 | S$7,237 psm |
| Mar 2024 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$675,000 | S$7,181 psm |
| Feb 2024 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 94 sqm | S$685,000 | S$7,287 psm |
| Jan 2024 | Blk 870A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 94 sqm | S$688,888 | S$7,329 psm |
| Nov 2023 | Blk 870A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 114 sqm | S$790,000 | S$6,930 psm |
| Oct 2023 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$668,000 | S$7,106 psm |
| Sept 2023 | Blk 870A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Aug 2023 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Jul 2023 | Blk 870A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Mar 2023 | Blk 870A · 5 ROOM · 16 TO 18 · Improved · 93 years left | 114 sqm | S$845,000 | S$7,412 psm |
| Jan 2023 | Blk 870A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 114 sqm | S$815,000 | S$7,149 psm |
| Jan 2023 | Blk 870A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Jan 2023 | Blk 870A · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 114 sqm | S$687,000 | S$6,026 psm |
| Dec 2022 | Blk 870A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Dec 2022 | Blk 870A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$628,888 | S$6,762 psm |
| Nov 2022 | Blk 870A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Nov 2022 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 94 sqm | S$655,000 | S$6,968 psm |
| Nov 2022 | Blk 870A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Oct 2022 | Blk 870A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 114 sqm | S$818,000 | S$7,175 psm |
| Oct 2022 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Aug 2022 | Blk 870A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 114 sqm | S$790,000 | S$6,930 psm |
| Aug 2022 | Blk 870A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 114 sqm | S$768,000 | S$6,737 psm |
| Aug 2022 | Blk 870A · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 113 sqm | S$670,000 | S$5,929 psm |
| Jul 2022 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2022 | Blk 870A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 114 sqm | S$798,888 | S$7,008 psm |
| Jun 2022 | Blk 870A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Mar 2022 | Blk 870A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 114 sqm | S$760,000 | S$6,667 psm |
| Feb 2022 | Blk 870A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Jan 2022 | Blk 870A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Dec 2021 | Blk 870A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Nov 2021 | Blk 870A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$598,000 | S$6,362 psm |
| Oct 2021 | Blk 870A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$565,000 | S$6,075 psm |
Showing 48 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 870A · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 870A · 5 ROOM | S$3,500 | — |
| Aug 2025 | Blk 870A · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 870A · 5 ROOM | S$3,400 | — |
| Nov 2024 | Blk 870A · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 870A · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 870A · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 870A · 5 ROOM | S$3,425 | — |
| Dec 2023 | Blk 870A · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 870A · 4 ROOM | S$3,800 | — |
| Apr 2023 | Blk 870A · 5 ROOM | S$3,900 | — |
| Mar 2023 | Blk 870A · 5 ROOM | S$2,500 | — |
| Dec 2022 | Blk 870A · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 870A · 5 ROOM | S$2,000 | — |
| Apr 2022 | Blk 870A · 4 ROOM | S$2,900 | — |
| Jan 2022 | Blk 870A · 4 ROOM | S$2,250 | — |
| Jan 2022 | Blk 870A · 5 ROOM | S$2,100 | — |
| Oct 2021 | Blk 870A · 5 ROOM | S$1,500 | — |
| Feb 2021 | Blk 870A · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 870A · 5 ROOM | S$1,900 | — |
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 89 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 | 84 years | S$680,608 | S$751,446 | S$813,830 | S$828,063 |
| 10 years | 79 years | S$636,141 | S$775,452 | S$909,551 | S$941,643 |
| 20 years | 69 years | S$575,927 | S$855,797 | S$1,177,376 | S$1,261,926 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.