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HDB · 521878

Blk 878A Tampines Ave 8

Project page · 99-year lease from 2017

Indicative value range
S$739,554 – S$767,950
Indicative mid S$760,817 · S$8,181 psm

Based on 40 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 868A07 TO 0992 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
Oct 2026Blk 869B10 TO 1292 sqmS$749,000S$8,141 psm×1.000S$8,141 psm
Sept 2026Blk 869A13 TO 1592 sqmS$750,800S$8,161 psm×1.000S$8,161 psm
Sept 2026Blk 868B13 TO 1592 sqmS$758,000S$8,239 psm×1.000S$8,239 psm
Aug 2026Blk 876A04 TO 0693 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
Aug 2026Blk 879A07 TO 0993 sqmS$765,000S$8,226 psm×1.000S$8,226 psm
Aug 2026Blk 868A10 TO 1292 sqmS$725,000S$7,880 psm×1.000S$7,880 psm
Aug 2026Blk 879A01 TO 0393 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Jul 2026Blk 878A10 TO 1293 sqmS$770,000S$8,280 psm×1.000S$8,280 psm
Jul 2026Blk 868B07 TO 0992 sqmS$750,000S$8,152 psm×1.000S$8,152 psm
Jul 2026Blk 879B07 TO 0993 sqmS$742,888S$7,988 psm×1.000S$7,988 psm
Jun 2026Blk 868A16 TO 1892 sqmS$765,000S$8,315 psm×1.000S$8,315 psm
Jun 2026Blk 876C07 TO 0993 sqmS$760,000S$8,172 psm×1.000S$8,172 psm
May 2026Blk 869A04 TO 0692 sqmS$725,000S$7,880 psm×1.000S$7,880 psm
May 2026Blk 868B04 TO 0692 sqmS$735,000S$7,989 psm×1.000S$7,989 psm
May 2026Blk 879B04 TO 0693 sqmS$725,000S$7,796 psm×1.000S$7,796 psm
Apr 2026Blk 879B10 TO 1293 sqmS$780,000S$8,387 psm×1.000S$8,387 psm
Apr 2026Blk 876C10 TO 1293 sqmS$790,000S$8,495 psm×1.000S$8,495 psm
Mar 2026Blk 868B04 TO 0692 sqmS$735,000S$7,989 psm×0.997S$7,966 psm
Mar 2026Blk 879B13 TO 1593 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Mar 2026Blk 876C13 TO 1593 sqmS$793,888S$8,536 psm×0.997S$8,511 psm
Mar 2026Blk 876A10 TO 1293 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Mar 2026Blk 876C10 TO 1293 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Mar 2026Blk 876C07 TO 0993 sqmS$750,000S$8,065 psm×0.997S$8,041 psm
Feb 2026Blk 876A13 TO 1593 sqmS$763,888S$8,214 psm×0.997S$8,190 psm
Feb 2026Blk 876A04 TO 0693 sqmS$765,000S$8,226 psm×0.997S$8,202 psm
Feb 2026Blk 876A01 TO 0393 sqmS$711,000S$7,645 psm×0.997S$7,623 psm
Feb 2026Blk 876C10 TO 1293 sqmS$788,888S$8,483 psm×0.997S$8,458 psm
Feb 2026Blk 876C07 TO 0993 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Jan 2026Blk 876A10 TO 1293 sqmS$775,000S$8,333 psm×0.997S$8,309 psm
Jan 2026Blk 879B10 TO 1293 sqmS$770,000S$8,280 psm×0.997S$8,255 psm
Jan 2026Blk 869A13 TO 1592 sqmS$750,000S$8,152 psm×0.997S$8,128 psm
Jan 2026Blk 876A01 TO 0393 sqmS$770,888S$8,289 psm×0.997S$8,265 psm
Jan 2026Blk 876A04 TO 0693 sqmS$738,000S$7,935 psm×0.997S$7,912 psm
Jan 2026Blk 876C13 TO 1593 sqmS$768,000S$8,258 psm×0.997S$8,234 psm
Jan 2026Blk 876A13 TO 1593 sqmS$800,000S$8,602 psm×0.997S$8,577 psm
Dec 2025Blk 878A04 TO 0693 sqmS$710,000S$7,634 psm×0.996S$7,604 psm
Dec 2025Blk 876A10 TO 1293 sqmS$780,000S$8,387 psm×0.996S$8,354 psm
Nov 2025Blk 869B01 TO 0392 sqmS$678,000S$7,370 psm×0.996S$7,341 psm
Nov 2025Blk 869A04 TO 0692 sqmS$730,000S$7,935 psm×0.996S$7,904 psm

How accurate is this estimate for Tampines Ave 8?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Tampines Ave 8 since.

Median error
2.3%

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.

5.44% gross yield

S$41,400 of rent a year against the estimate above · 0.13 points below flats like it

Homes like this rent for about S$3,450 a month, the middle of 23 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

ApprovedBlockFlatRent a month
Sept 2026879B4 ROOMS$3,800
Sept 20268914 ROOMS$2,700
Aug 2026878B4 ROOMS$3,800
Aug 2026878B4 ROOMS$3,600
Jun 2026868A4 ROOMS$2,500
May 2026878B4 ROOMS$3,500
May 2026878A4 ROOMS$3,450
May 20268804 ROOMS$3,400

median of 23 HDB rental approvals for 4 ROOM on Tampines Ave 8 since 2025-10.

Buying or selling at S$760,817?

Buying: Stamp duty on S$760,817 · Cash and CPF needed on S$760,817 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$760,817.

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

Primary schools near 878a Tampines Ave 8

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
Aug 2026
Blk 878A · 3 ROOM · 13 TO 15 · Model A · 90 years left
68 sqmS$588,888S$8,660 psm
Jul 2026
Blk 878A · 4 ROOM · 10 TO 12 · Model A · 90 years left
93 sqmS$770,000S$8,280 psm
Dec 2025
Blk 878A · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$710,000S$7,634 psm
Apr 2025
Blk 878A · 3 ROOM · 07 TO 09 · Model A · 91 years left
68 sqmS$565,000S$8,309 psm
Dec 2024
Blk 878A · 4 ROOM · 13 TO 15 · Model A · 92 years left
93 sqmS$770,000S$8,280 psm
Dec 2024
Blk 878A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$520,000S$7,647 psm
Oct 2024
Blk 878A · 4 ROOM · 10 TO 12 · Model A · 92 years left
93 sqmS$750,000S$8,065 psm
Jul 2024
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 92 years left
68 sqmS$545,000S$8,015 psm
Jul 2024
Blk 878A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$525,000S$7,721 psm
May 2024
Blk 878A · 4 ROOM · 01 TO 03 · Model A · 92 years left
93 sqmS$650,000S$6,989 psm
Apr 2024
Blk 878A · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$540,000S$7,941 psm
Mar 2024
Blk 878A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$488,000S$7,176 psm
Nov 2023
Blk 878A · 4 ROOM · 10 TO 12 · Model A · 93 years left
93 sqmS$700,000S$7,527 psm
Nov 2023
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$525,000S$7,721 psm
Oct 2023
Blk 878A · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$640,000S$6,882 psm
Sept 2023
Blk 878A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$688,000S$7,398 psm
Aug 2023
Blk 878A · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$680,000S$7,312 psm
Jun 2023
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$505,000S$7,426 psm
Feb 2023
Blk 878A · 4 ROOM · 07 TO 09 · Model A · 93 years left
93 sqmS$670,000S$7,204 psm
Feb 2023
Blk 878A · 3 ROOM · 04 TO 06 · Model A · 93 years left
68 sqmS$468,000S$6,882 psm
Oct 2022
Blk 878A · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$633,000S$6,806 psm
Oct 2022
Blk 878A · 3 ROOM · 01 TO 03 · Model A · 94 years left
excluded: outlier
68 sqmS$410,000S$6,029 psm
Sept 2022
Blk 878A · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$480,000S$7,059 psm
Jul 2022
Blk 878A · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$490,888S$7,219 psm
May 2022
Blk 878A · 3 ROOM · 01 TO 03 · Model A · 94 years left
68 sqmS$400,000S$5,882 psm
Apr 2022
Blk 878A · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$635,000S$6,828 psm
Apr 2022
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$488,888S$7,190 psm
Apr 2022
Blk 878A · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$485,000S$7,132 psm
Mar 2022
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$488,000S$7,176 psm
Mar 2022
Blk 878A · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$470,000S$6,912 psm
Feb 2022
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$468,000S$6,882 psm
Jan 2022
Blk 878A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$620,000S$6,667 psm
Dec 2021
Blk 878A · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$585,000S$6,290 psm
Dec 2021
Blk 878A · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
Nov 2021
Blk 878A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$608,000S$6,538 psm
Nov 2021
Blk 878A · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$440,000S$6,471 psm
Oct 2021
Blk 878A · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$608,000S$6,538 psm
Oct 2021
Blk 878A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$600,000S$6,452 psm
Oct 2021
Blk 878A · 4 ROOM · 13 TO 15 · Model A · 95 years left
93 sqmS$572,000S$6,151 psm
Oct 2021
Blk 878A · 3 ROOM · 01 TO 03 · Model A · 95 years left
68 sqmS$410,000S$6,029 psm
See more

Showing 40 of 47.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years84 yearsS$714,347S$788,697S$854,174S$869,113
10 years79 yearsS$667,676S$813,893S$954,640S$988,323
20 years69 yearsS$604,477S$898,221S$1,235,742S$1,324,483

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.