Blk 888A Tampines St 81
Project page · 99-year lease from 1989
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 888A | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| May 2026 | Blk 888A | 10 TO 12 | 104 sqm | S$668,000 | S$6,423 psm | ×1.000 | S$6,423 psm |
| Dec 2025 | Blk 888A | 01 TO 03 | 104 sqm | S$650,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
How accurate is this estimate for Tampines St 81?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 60 sales in Tampines St 81 since.
- Median error
- 2.6%
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.
6.11% gross yield
S$40,800 of rent a year against the estimate above · 0.58 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 898A | 4 ROOM | S$3,300 |
| Jul 2026 | 887 | 4 ROOM | S$3,500 |
| Jul 2026 | 898A | 4 ROOM | S$3,350 |
| Jul 2026 | 899 | 4 ROOM | S$3,000 |
| Jun 2026 | 888A | 4 ROOM | S$3,800 |
| May 2026 | 897A | 4 ROOM | S$3,000 |
| May 2026 | 887 | 4 ROOM | S$2,400 |
| Mar 2026 | 888A | 4 ROOM | S$3,500 |
median of 21 HDB rental approvals for 4 ROOM on Tampines St 81 since 2025-10.
Buying or selling at S$668,000?
Buying: Stamp duty on S$668,000 · Cash and CPF needed on S$668,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$668,000.
Each opens with this figure filled in; change anything there.
Primary schools near 888a Tampines St 81
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 · 551 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 871 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Poi Ching School · 878 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Tampines Primary School · 1,349 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,741 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,916 m · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 888A · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$675,000 | S$6,490 psm |
| May 2026 | Blk 888A · 4 ROOM · 10 TO 12 · Model A · 62 years left | 104 sqm | S$668,000 | S$6,423 psm |
| Dec 2025 | Blk 888A · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Dec 2024 | Blk 888A · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$625,000 | S$6,010 psm |
| Jan 2024 | Blk 888A · 5 ROOM · 04 TO 06 · Improved · 64 years left | 122 sqm | S$668,000 | S$5,475 psm |
| Aug 2023 | Blk 888A · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Apr 2023 | Blk 888A · 5 ROOM · 10 TO 12 · Improved · 65 years left | 122 sqm | S$692,888 | S$5,679 psm |
| Mar 2022 | Blk 888A · 4 ROOM · 13 TO 15 · Model A · 66 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Dec 2021 | Blk 888A · 5 ROOM · 10 TO 12 · Improved · 66 years left | 122 sqm | S$630,000 | S$5,164 psm |
Showing 9 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 888A · 4 ROOM | S$3,800 | — |
| Mar 2026 | Blk 888A · 4 ROOM | S$3,500 | — |
| Oct 2025 | Blk 888A · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 888A · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 888A · 4 ROOM | S$3,850 | — |
| Nov 2024 | Blk 888A · 4 ROOM | S$3,700 | — |
| Oct 2024 | Blk 888A · 5 ROOM | S$3,800 | — |
| Jun 2024 | Blk 888A · 4 ROOM | S$4,000 | — |
| Nov 2023 | Blk 888A · 5 ROOM | S$4,300 | — |
| Oct 2023 | Blk 888A · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 888A · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 888A · 4 ROOM | S$4,000 | — |
| Jul 2022 | Blk 888A · 4 ROOM | S$2,100 | — |
| May 2022 | Blk 888A · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 888A · 5 ROOM | S$2,900 | — |
| Jul 2021 | Blk 888A · 4 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 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$644,483 | S$711,562 | S$770,635 | S$784,113 |
| 10 years | 51 years | S$615,222 | S$749,952 | S$879,641 | S$910,678 |
| 20 years | 41 years | S$550,198 | S$817,565 | S$1,124,778 | S$1,205,551 |
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.