Blk 895A Tampines St 81
Project page · 99-year lease from 1988
Based on 15 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 894 | 10 TO 12 | 146 sqm | S$1,080,000 | S$7,397 psm | ×1.000 | S$7,397 psm |
| Sept 2026 | Blk 895 | 07 TO 09 | 146 sqm | S$980,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Sept 2026 | Blk 894 | 01 TO 03 | 146 sqm | S$935,000 | S$6,404 psm | ×1.000 | S$6,404 psm |
| Aug 2026 | Blk 894 | 04 TO 06 | 146 sqm | S$1,040,000 | S$7,123 psm | ×1.000 | S$7,123 psm |
| Aug 2026 | Blk 889 | 10 TO 12 | 146 sqm | S$1,048,888 | S$7,184 psm | ×1.000 | S$7,184 psm |
| Aug 2026 | Blk 894 | 07 TO 09 | 149 sqm | S$1,088,888 | S$7,308 psm | ×1.000 | S$7,308 psm |
| Aug 2026 | Blk 889 | 01 TO 03 | 146 sqm | S$980,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Aug 2026 | Blk 895A | 10 TO 12 | 142 sqm | S$980,888 | S$6,908 psm | ×1.000 | S$6,908 psm |
| Jul 2026 | Blk 894 | 04 TO 06 | 146 sqm | S$945,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| Jun 2026 | Blk 889 | 04 TO 06 | 149 sqm | S$1,010,000 | S$6,779 psm | ×1.000 | S$6,779 psm |
| Jun 2026 | Blk 895 | 04 TO 06 | 146 sqm | S$1,090,000 | S$7,466 psm | ×1.000 | S$7,466 psm |
| May 2026 | Blk 895 | 01 TO 03 | 146 sqm | S$908,000 | S$6,219 psm | ×1.000 | S$6,219 psm |
| Feb 2026 | Blk 895A | 01 TO 03 | 146 sqm | S$970,000 | S$6,644 psm | ×0.997 | S$6,624 psm |
| Feb 2026 | Blk 894 | 07 TO 09 | 146 sqm | S$1,040,000 | S$7,123 psm | ×0.997 | S$7,102 psm |
| Jan 2026 | Blk 896A | 10 TO 12 | 146 sqm | S$1,100,000 | S$7,534 psm | ×0.997 | S$7,512 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.
4.76% gross yield
S$48,000 of rent a year against the estimate above · 0.06 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 3 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 |
|---|---|---|---|
| Dec 2025 | 889 | EXECUTIVE | S$4,600 |
| Dec 2025 | 894 | EXECUTIVE | S$4,000 |
| Oct 2025 | 895 | EXECUTIVE | S$4,000 |
median of 3 HDB rental approvals for EXECUTIVE on Tampines St 81 since 2025-10.
Buying or selling at S$1,008,518?
Buying: Stamp duty on S$1,008,518 · Cash and CPF needed on S$1,008,518 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,008,518.
Each opens with this figure filled in; change anything there.
Primary schools near 895a 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 · 408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 666 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Poi Ching School · 1,107 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,203 m · no 2025 Phase 2C ballot
- Yu Neng Primary School · 1,414 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,498 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,585 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,769 m
- Angsana Primary School · 1,815 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,860 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Chongzheng Primary School · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 895A · EXECUTIVE · 10 TO 12 · Apartment · 61 years left | 142 sqm | S$980,888 | S$6,908 psm |
| Feb 2026 | Blk 895A · EXECUTIVE · 01 TO 03 · Apartment · 62 years left | 146 sqm | S$970,000 | S$6,644 psm |
| May 2025 | Blk 895A · EXECUTIVE · 07 TO 09 · Apartment · 62 years left | 146 sqm | S$988,000 | S$6,767 psm |
| Oct 2023 | Blk 895A · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$902,000 | S$6,178 psm |
| Mar 2023 | Blk 895A · EXECUTIVE · 01 TO 03 · Apartment · 65 years left excluded: outlier | 142 sqm | S$710,000 | S$5,000 psm |
| Jun 2022 | Blk 895A · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 146 sqm | S$800,000 | S$5,479 psm |
| May 2022 | Blk 895A · EXECUTIVE · 10 TO 12 · Apartment · 65 years left | 142 sqm | S$788,000 | S$5,549 psm |
| Dec 2021 | Blk 895A · EXECUTIVE · 01 TO 03 · Apartment · 66 years left | 146 sqm | S$750,000 | S$5,137 psm |
Showing 8 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 895A · EXECUTIVE | S$3,000 | — |
| Jun 2023 | Blk 895A · EXECUTIVE | S$3,450 | — |
| Apr 2023 | Blk 895A · EXECUTIVE | S$3,000 | — |
| Aug 2021 | Blk 895A · EXECUTIVE | S$2,300 | — |
| Mar 2021 | Blk 895A · EXECUTIVE | S$2,650 | — |
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 60 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 | 55 years | S$973,013 | S$1,074,285 | S$1,163,472 | S$1,183,820 |
| 10 years | 50 years | S$928,835 | S$1,132,245 | S$1,328,045 | S$1,374,903 |
| 20 years | 40 years | S$830,665 | S$1,234,325 | S$1,698,142 | S$1,820,090 |
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.