Blk 879A Tampines Ave 8
Project page · 99-year lease from 2017
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 868A | 07 TO 09 | 92 sqm | S$720,000 | S$7,826 psm | ×1.000 | S$7,826 psm |
| Oct 2026 | Blk 869B | 10 TO 12 | 92 sqm | S$749,000 | S$8,141 psm | ×1.000 | S$8,141 psm |
| Sept 2026 | Blk 869A | 13 TO 15 | 92 sqm | S$750,800 | S$8,161 psm | ×1.000 | S$8,161 psm |
| Sept 2026 | Blk 868B | 13 TO 15 | 92 sqm | S$758,000 | S$8,239 psm | ×1.000 | S$8,239 psm |
| Aug 2026 | Blk 876A | 04 TO 06 | 93 sqm | S$750,000 | S$8,065 psm | ×1.000 | S$8,065 psm |
| Aug 2026 | Blk 879A | 07 TO 09 | 93 sqm | S$765,000 | S$8,226 psm | ×1.000 | S$8,226 psm |
| Aug 2026 | Blk 868A | 10 TO 12 | 92 sqm | S$725,000 | S$7,880 psm | ×1.000 | S$7,880 psm |
| Aug 2026 | Blk 879A | 01 TO 03 | 93 sqm | S$710,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Jul 2026 | Blk 878A | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×1.000 | S$8,280 psm |
| Jul 2026 | Blk 868B | 07 TO 09 | 92 sqm | S$750,000 | S$8,152 psm | ×1.000 | S$8,152 psm |
| Jul 2026 | Blk 879B | 07 TO 09 | 93 sqm | S$742,888 | S$7,988 psm | ×1.000 | S$7,988 psm |
| Jun 2026 | Blk 868A | 16 TO 18 | 92 sqm | S$765,000 | S$8,315 psm | ×1.000 | S$8,315 psm |
| Jun 2026 | Blk 876C | 07 TO 09 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| May 2026 | Blk 869A | 04 TO 06 | 92 sqm | S$725,000 | S$7,880 psm | ×1.000 | S$7,880 psm |
| May 2026 | Blk 868B | 04 TO 06 | 92 sqm | S$735,000 | S$7,989 psm | ×1.000 | S$7,989 psm |
| May 2026 | Blk 879B | 04 TO 06 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Apr 2026 | Blk 879B | 10 TO 12 | 93 sqm | S$780,000 | S$8,387 psm | ×1.000 | S$8,387 psm |
| Apr 2026 | Blk 876C | 10 TO 12 | 93 sqm | S$790,000 | S$8,495 psm | ×1.000 | S$8,495 psm |
| Mar 2026 | Blk 868B | 04 TO 06 | 92 sqm | S$735,000 | S$7,989 psm | ×0.997 | S$7,966 psm |
| Mar 2026 | Blk 879B | 13 TO 15 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Mar 2026 | Blk 876C | 13 TO 15 | 93 sqm | S$793,888 | S$8,536 psm | ×0.997 | S$8,511 psm |
| Mar 2026 | Blk 876A | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Mar 2026 | Blk 876C | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Mar 2026 | Blk 876C | 07 TO 09 | 93 sqm | S$750,000 | S$8,065 psm | ×0.997 | S$8,041 psm |
| Feb 2026 | Blk 876A | 13 TO 15 | 93 sqm | S$763,888 | S$8,214 psm | ×0.997 | S$8,190 psm |
| Feb 2026 | Blk 876A | 04 TO 06 | 93 sqm | S$765,000 | S$8,226 psm | ×0.997 | S$8,202 psm |
| Feb 2026 | Blk 876A | 01 TO 03 | 93 sqm | S$711,000 | S$7,645 psm | ×0.997 | S$7,623 psm |
| Feb 2026 | Blk 876C | 10 TO 12 | 93 sqm | S$788,888 | S$8,483 psm | ×0.997 | S$8,458 psm |
| Feb 2026 | Blk 876C | 07 TO 09 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Jan 2026 | Blk 876A | 10 TO 12 | 93 sqm | S$775,000 | S$8,333 psm | ×0.997 | S$8,309 psm |
| Jan 2026 | Blk 879B | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Jan 2026 | Blk 869A | 13 TO 15 | 92 sqm | S$750,000 | S$8,152 psm | ×0.997 | S$8,128 psm |
| Jan 2026 | Blk 876A | 01 TO 03 | 93 sqm | S$770,888 | S$8,289 psm | ×0.997 | S$8,265 psm |
| Jan 2026 | Blk 876A | 04 TO 06 | 93 sqm | S$738,000 | S$7,935 psm | ×0.997 | S$7,912 psm |
| Jan 2026 | Blk 876C | 13 TO 15 | 93 sqm | S$768,000 | S$8,258 psm | ×0.997 | S$8,234 psm |
| Jan 2026 | Blk 876A | 13 TO 15 | 93 sqm | S$800,000 | S$8,602 psm | ×0.997 | S$8,577 psm |
| Dec 2025 | Blk 878A | 04 TO 06 | 93 sqm | S$710,000 | S$7,634 psm | ×0.996 | S$7,604 psm |
| Dec 2025 | Blk 876A | 10 TO 12 | 93 sqm | S$780,000 | S$8,387 psm | ×0.996 | S$8,354 psm |
| Nov 2025 | Blk 869B | 01 TO 03 | 92 sqm | S$678,000 | S$7,370 psm | ×0.996 | S$7,341 psm |
| Nov 2025 | Blk 869A | 04 TO 06 | 92 sqm | S$730,000 | S$7,935 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 879B | 4 ROOM | S$3,800 |
| Sept 2026 | 891 | 4 ROOM | S$2,700 |
| Aug 2026 | 878B | 4 ROOM | S$3,800 |
| Aug 2026 | 878B | 4 ROOM | S$3,600 |
| Jun 2026 | 868A | 4 ROOM | S$2,500 |
| May 2026 | 878B | 4 ROOM | S$3,500 |
| May 2026 | 878A | 4 ROOM | S$3,450 |
| May 2026 | 880 | 4 ROOM | S$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 879a 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
- St. Hilda's Primary School · 790 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 878 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Junyuan Primary School · 1,113 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,556 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,603 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,931 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Damai Primary School · 1,957 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Aug 2026 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Sept 2025 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Aug 2025 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Jul 2025 | Blk 879A · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$570,888 | S$8,395 psm |
| Feb 2025 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Feb 2025 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Dec 2024 | Blk 879A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$783,888 | S$8,429 psm |
| Nov 2024 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Sept 2024 | Blk 879A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$570,000 | S$8,382 psm |
| May 2024 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Feb 2024 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Dec 2023 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Dec 2023 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Nov 2023 | Blk 879A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Nov 2023 | Blk 879A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Oct 2023 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Oct 2023 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$680,888 | S$7,321 psm |
| Sept 2023 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Sept 2023 | Blk 879A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$472,000 | S$6,941 psm |
| Aug 2023 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$702,888 | S$7,558 psm |
| Apr 2023 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Apr 2023 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Feb 2023 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$633,000 | S$6,806 psm |
| Nov 2022 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Nov 2022 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Oct 2022 | Blk 879A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Sept 2022 | Blk 879A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Aug 2022 | Blk 879A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2022 | Blk 879A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$652,888 | S$7,020 psm |
| Jun 2022 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2022 | Blk 879A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2022 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Nov 2021 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$578,000 | S$6,215 psm |
| Nov 2021 | Blk 879A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Nov 2021 | Blk 879A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$438,888 | S$6,454 psm |
| Oct 2021 | Blk 879A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Oct 2021 | Blk 879A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$528,000 | S$5,677 psm |
| Oct 2021 | Blk 879A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
Showing 39 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 879A · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 879A · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 879A · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 879A · 4 ROOM | S$3,700 | — |
| Jul 2024 | Blk 879A · 4 ROOM | S$3,100 | — |
| Nov 2023 | Blk 879A · 4 ROOM | S$3,700 | — |
| Aug 2023 | Blk 879A · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 879A · 4 ROOM | S$2,900 | — |
| Oct 2021 | Blk 879A · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 879A · 3 ROOM | S$1,500 | — |
| Jul 2021 | Blk 879A · 4 ROOM | S$2,700 | — |
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$714,347 | S$788,697 | S$854,174 | S$869,113 |
| 10 years | 79 years | S$667,676 | S$813,893 | S$954,640 | S$988,323 |
| 20 years | 69 years | S$604,477 | S$898,221 | S$1,235,742 | S$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.