Blk 890A Tampines Ave 1
Project page · 99-year lease from 2015
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 890A | 07 TO 09 | 93 sqm | S$777,000 | S$8,355 psm | ×1.000 | S$8,355 psm |
| Aug 2026 | Blk 890A | 10 TO 12 | 93 sqm | S$825,888 | S$8,881 psm | ×1.000 | S$8,881 psm |
| Jul 2026 | Blk 890A | 04 TO 06 | 93 sqm | S$810,000 | S$8,710 psm | ×1.000 | S$8,710 psm |
| Jul 2026 | Blk 890A | 01 TO 03 | 93 sqm | S$785,000 | S$8,441 psm | ×1.000 | S$8,441 psm |
| Jul 2026 | Blk 890A | 04 TO 06 | 93 sqm | S$820,000 | S$8,817 psm | ×1.000 | S$8,817 psm |
| Jul 2026 | Blk 890A | 07 TO 09 | 93 sqm | S$842,888 | S$9,063 psm | ×1.000 | S$9,063 psm |
| Feb 2026 | Blk 890A | 13 TO 15 | 93 sqm | S$842,000 | S$9,054 psm | ×0.997 | S$9,027 psm |
| Feb 2026 | Blk 890A | 13 TO 15 | 93 sqm | S$850,000 | S$9,140 psm | ×0.997 | S$9,113 psm |
How accurate is this estimate for Tampines Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 19 sales in Tampines Ave 1 since.
- Median error
- 2.4%
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.
4.81% gross yield
S$39,600 of rent a year against the estimate above · 0.76 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 1 approval 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 |
|---|---|---|---|
| Jun 2026 | 890B | 4 ROOM | S$3,300 |
median of 1 HDB rental approvals for 4 ROOM on Tampines Ave 1 since 2025-10.
Buying or selling at S$822,944?
Buying: Stamp duty on S$822,944 · Cash and CPF needed on S$822,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$822,944.
Each opens with this figure filled in; change anything there.
Primary schools near 890a Tampines Ave 1
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 · 352 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 522 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,080 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Poi Ching School · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,411 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,764 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Damai Primary School · 1,805 m
- Chongzheng Primary School · 1,851 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,851 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,864 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,967 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 890A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$825,888 | S$8,881 psm |
| Aug 2026 | Blk 890A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$777,000 | S$8,355 psm |
| Jul 2026 | Blk 890A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$842,888 | S$9,063 psm |
| Jul 2026 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jul 2026 | Blk 890A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Jul 2026 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Jul 2026 | Blk 890A · 3 ROOM · 04 TO 06 · Model A · 88 years left | 69 sqm | S$600,000 | S$8,696 psm |
| May 2026 | Blk 890A · 4 ROOM · 01 TO 03 · Model A · 88 years left excluded: outlier | 93 sqm | S$715,000 | S$7,688 psm |
| Feb 2026 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2026 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$842,000 | S$9,054 psm |
| Jan 2026 | Blk 890A · 4 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 93 sqm | S$750,000 | S$8,065 psm |
| Oct 2025 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Sept 2025 | Blk 890A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$838,888 | S$9,020 psm |
| Aug 2025 | Blk 890A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jul 2025 | Blk 890A · 4 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 93 sqm | S$748,888 | S$8,053 psm |
| Jul 2025 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$792,000 | S$8,516 psm |
| Jun 2025 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$842,000 | S$9,054 psm |
| May 2025 | Blk 890A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 69 sqm | S$628,000 | S$9,101 psm |
| Feb 2025 | Blk 890A · 3 ROOM · 01 TO 03 · Model A · 90 years left | 69 sqm | S$550,000 | S$7,971 psm |
| Nov 2024 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 90 years left excluded: outlier | 93 sqm | S$738,000 | S$7,935 psm |
| Sept 2024 | Blk 890A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 69 sqm | S$590,000 | S$8,551 psm |
| Aug 2024 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$798,888 | S$8,590 psm |
| Aug 2024 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 90 years left excluded: outlier | 93 sqm | S$730,000 | S$7,849 psm |
| Jul 2024 | Blk 890A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Feb 2024 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Sept 2023 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Aug 2023 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$700,000 | S$7,527 psm |
| May 2023 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Sept 2022 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Sept 2022 | Blk 890A · 3 ROOM · 13 TO 15 · Model A · 92 years left excluded: outlier | 69 sqm | S$515,000 | S$7,464 psm |
| Aug 2022 | Blk 890A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$700,888 | S$7,536 psm |
| May 2022 | Blk 890A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Apr 2022 | Blk 890A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Apr 2022 | Blk 890A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 69 sqm | S$475,000 | S$6,884 psm |
| Jan 2022 | Blk 890A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$598,000 | S$6,430 psm |
| Dec 2021 | Blk 890A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
Showing 36 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 890A · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 890A · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 890A · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 890A · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 890A · 3 ROOM | S$2,800 | — |
| Oct 2021 | Blk 890A · 3 ROOM | S$2,100 | — |
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 87 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 | 82 years | S$772,679 | S$853,100 | S$923,924 | S$940,083 |
| 10 years | 77 years | S$722,197 | S$880,354 | S$1,032,594 | S$1,069,028 |
| 20 years | 67 years | S$653,837 | S$971,568 | S$1,336,650 | S$1,432,638 |
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.