Blk 874A Tampines St 84
Project page · 99-year lease from 1989
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 874A | 07 TO 09 | 146 sqm | S$1,010,000 | S$6,918 psm | ×0.997 | S$6,897 psm |
| Jan 2026 | Blk 874A | 01 TO 03 | 149 sqm | S$930,000 | S$6,242 psm | ×0.997 | S$6,223 psm |
| Jan 2026 | Blk 874A | 01 TO 03 | 146 sqm | S$928,000 | S$6,356 psm | ×0.997 | S$6,337 psm |
| Nov 2025 | Blk 874A | 04 TO 06 | 146 sqm | S$982,888 | S$6,732 psm | ×0.996 | S$6,706 psm |
How accurate is this estimate for Tampines St 84?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Tampines St 84 since.
- Median error
- 3.4%
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.
3.59% gross yield
S$34,200 of rent a year against the estimate above · 1.11 points below flats like it
Homes like this rent for about S$2,850 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Mar 2026 | 874A | EXECUTIVE | S$2,000 |
| Dec 2025 | 874A | EXECUTIVE | S$3,700 |
median of 2 HDB rental approvals for EXECUTIVE on Tampines St 84 since 2025-10.
Buying or selling at S$952,145?
Buying: Stamp duty on S$952,145 · Cash and CPF needed on S$952,145 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$952,145.
Each opens with this figure filled in; change anything there.
Primary schools near 874a Tampines St 84
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
- St. Hilda's Primary School · 519 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 554 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 872 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,229 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,290 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,845 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongzheng Primary School · 1,986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 874A · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$1,010,000 | S$6,918 psm |
| Jan 2026 | Blk 874A · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$928,000 | S$6,356 psm |
| Jan 2026 | Blk 874A · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 149 sqm | S$930,000 | S$6,242 psm |
| Nov 2025 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 146 sqm | S$982,888 | S$6,732 psm |
| Jul 2025 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 146 sqm | S$960,000 | S$6,575 psm |
| May 2025 | Blk 874A · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$988,888 | S$6,773 psm |
| Mar 2025 | Blk 874A · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$1,001,000 | S$6,856 psm |
| May 2024 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$900,000 | S$6,164 psm |
| Nov 2023 | Blk 874A · EXECUTIVE · 04 TO 06 · Apartment · 64 years left | 142 sqm | S$865,000 | S$6,092 psm |
| Aug 2023 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left excluded: outlier | 154 sqm | S$839,000 | S$5,448 psm |
| Jul 2023 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left | 149 sqm | S$838,000 | S$5,624 psm |
| Feb 2023 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left excluded: outlier | 149 sqm | S$780,000 | S$5,235 psm |
| Jan 2023 | Blk 874A · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left | 149 sqm | S$838,888 | S$5,630 psm |
| Aug 2022 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 149 sqm | S$770,000 | S$5,168 psm |
| Jun 2022 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$775,000 | S$5,308 psm |
| Apr 2022 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$740,000 | S$5,068 psm |
| Nov 2021 | Blk 874A · EXECUTIVE · 07 TO 09 · Maisonette · 66 years left | 149 sqm | S$750,000 | S$5,034 psm |
| Oct 2021 | Blk 874A · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$730,000 | S$5,000 psm |
Showing 18 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 874A · EXECUTIVE | S$2,000 | — |
| Dec 2025 | Blk 874A · EXECUTIVE | S$3,700 | — |
| Apr 2025 | Blk 874A · EXECUTIVE | S$2,000 | — |
| Mar 2025 | Blk 874A · EXECUTIVE | S$2,000 | — |
| Feb 2024 | Blk 874A · EXECUTIVE | S$3,700 | — |
| Feb 2023 | Blk 874A · EXECUTIVE | S$2,000 | — |
| Feb 2022 | Blk 874A · EXECUTIVE | S$3,350 | — |
| Jun 2021 | Blk 874A · EXECUTIVE | S$3,000 | — |
| Feb 2021 | Blk 874A · EXECUTIVE | S$2,000 | — |
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 61 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 | 56 years | S$918,625 | S$1,014,236 | S$1,098,437 | S$1,117,647 |
| 10 years | 51 years | S$876,916 | S$1,068,956 | S$1,253,811 | S$1,298,050 |
| 20 years | 41 years | S$784,233 | S$1,165,329 | S$1,603,221 | S$1,718,351 |
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.