Blk 892A Tampines Ave 8
Project page · 99-year lease from 1997
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 892A | 10 TO 12 | 139 sqm | S$1,010,000 | S$7,266 psm | ×1.000 | S$7,266 psm |
| May 2026 | Blk 892A | 04 TO 06 | 144 sqm | S$905,000 | S$6,285 psm | ×1.000 | S$6,285 psm |
| Apr 2026 | Blk 892A | 13 TO 15 | 137 sqm | S$965,000 | S$7,044 psm | ×1.000 | S$7,044 psm |
| Feb 2026 | Blk 892A | 07 TO 09 | 137 sqm | S$915,000 | S$6,679 psm | ×0.997 | S$6,659 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.
5.12% gross yield
S$49,500 of rent a year against the estimate above · 0.42 points above flats like it
Homes like this rent for about S$4,125 a month, the middle of 10 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 |
|---|---|---|---|
| Aug 2026 | 892 | EXECUTIVE | S$4,200 |
| Aug 2026 | 893A | EXECUTIVE | S$4,150 |
| Jul 2026 | 893 | EXECUTIVE | S$4,200 |
| May 2026 | 893 | EXECUTIVE | S$3,700 |
| Mar 2026 | 892A | EXECUTIVE | S$4,300 |
| Mar 2026 | 892 | EXECUTIVE | S$4,100 |
| Nov 2025 | 892 | EXECUTIVE | S$4,200 |
| Nov 2025 | 893A | EXECUTIVE | S$4,100 |
median of 10 HDB rental approvals for EXECUTIVE on Tampines Ave 8 since 2025-10.
Buying or selling at S$966,056?
Buying: Stamp duty on S$966,056 · Cash and CPF needed on S$966,056 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$966,056.
Each opens with this figure filled in; change anything there.
Primary schools near 892a 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 · 675 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 972 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,109 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,490 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,582 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,685 m
- Angsana Primary School · 1,844 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,866 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,999 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 892A · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 139 sqm | S$1,010,000 | S$7,266 psm |
| May 2026 | Blk 892A · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left | 144 sqm | S$905,000 | S$6,285 psm |
| Apr 2026 | Blk 892A · EXECUTIVE · 13 TO 15 · Apartment · 70 years left | 137 sqm | S$965,000 | S$7,044 psm |
| Feb 2026 | Blk 892A · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 137 sqm | S$915,000 | S$6,679 psm |
| Jan 2025 | Blk 892A · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 141 sqm | S$985,000 | S$6,986 psm |
| Nov 2023 | Blk 892A · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 141 sqm | S$880,000 | S$6,241 psm |
| Mar 2023 | Blk 892A · EXECUTIVE · 13 TO 15 · Apartment · 73 years left | 137 sqm | S$850,000 | S$6,204 psm |
| Dec 2022 | Blk 892A · EXECUTIVE · 10 TO 12 · Maisonette · 73 years left | 144 sqm | S$930,000 | S$6,458 psm |
| Nov 2022 | Blk 892A · EXECUTIVE · 01 TO 03 · Maisonette · 73 years left | 142 sqm | S$825,000 | S$5,810 psm |
| Oct 2022 | Blk 892A · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 139 sqm | S$848,000 | S$6,101 psm |
| Aug 2022 | Blk 892A · EXECUTIVE · 13 TO 15 · Apartment · 74 years left | 139 sqm | S$848,888 | S$6,107 psm |
| Mar 2022 | Blk 892A · EXECUTIVE · 07 TO 09 · Maisonette · 74 years left | 144 sqm | S$780,000 | S$5,417 psm |
| Feb 2022 | Blk 892A · EXECUTIVE · 07 TO 09 · Maisonette · 74 years left | 142 sqm | S$780,000 | S$5,493 psm |
| Dec 2021 | Blk 892A · EXECUTIVE · 01 TO 03 · Maisonette · 74 years left | 143 sqm | S$730,000 | S$5,105 psm |
| Nov 2021 | Blk 892A · EXECUTIVE · 04 TO 06 · Apartment · 74 years left | 137 sqm | S$718,000 | S$5,241 psm |
| Oct 2021 | Blk 892A · EXECUTIVE · 10 TO 12 · Maisonette · 75 years left | 144 sqm | S$750,000 | S$5,208 psm |
| Oct 2021 | Blk 892A · EXECUTIVE · 07 TO 09 · Apartment · 75 years left | 141 sqm | S$712,000 | S$5,050 psm |
| Oct 2021 | Blk 892A · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 141 sqm | S$683,000 | S$4,844 psm |
Showing 18 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 892A · EXECUTIVE | S$4,300 | — |
| Sept 2025 | Blk 892A · EXECUTIVE | S$4,300 | — |
| Sept 2025 | Blk 892A · EXECUTIVE | S$3,900 | — |
| Jun 2025 | Blk 892A · EXECUTIVE | S$4,000 | — |
| Apr 2025 | Blk 892A · EXECUTIVE | S$4,100 | — |
| Oct 2023 | Blk 892A · EXECUTIVE | S$3,900 | — |
| Sept 2023 | Blk 892A · EXECUTIVE | S$4,300 | — |
| Feb 2023 | Blk 892A · EXECUTIVE | S$3,500 | — |
| Feb 2023 | Blk 892A · EXECUTIVE | S$3,000 | — |
| Sept 2022 | Blk 892A · EXECUTIVE | S$2,550 | — |
| Aug 2021 | Blk 892A · EXECUTIVE | S$2,800 | — |
| Aug 2021 | Blk 892A · EXECUTIVE | S$2,050 | — |
| Jul 2021 | Blk 892A · EXECUTIVE | S$2,800 | — |
| Apr 2021 | Blk 892A · EXECUTIVE | S$2,500 | — |
| Mar 2021 | Blk 892A · 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 69 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 | 64 years | S$935,894 | S$1,033,302 | S$1,119,086 | S$1,138,658 |
| 10 years | 59 years | S$902,945 | S$1,100,685 | S$1,291,028 | S$1,336,580 |
| 20 years | 49 years | S$818,530 | S$1,216,293 | S$1,673,335 | S$1,793,501 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.