Blk 898A Tampines St 81
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 898A | 07 TO 09 | 127 sqm | S$850,000 | S$6,693 psm | ×1.000 | S$6,693 psm |
| Aug 2026 | Blk 898A | 07 TO 09 | 122 sqm | S$768,888 | S$6,302 psm | ×1.000 | S$6,302 psm |
| Jul 2026 | Blk 898A | 10 TO 12 | 127 sqm | S$830,000 | S$6,535 psm | ×1.000 | S$6,535 psm |
| Jul 2026 | Blk 898A | 07 TO 09 | 127 sqm | S$818,000 | S$6,441 psm | ×1.000 | S$6,441 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.
5.68% gross yield
S$46,800 of rent a year against the estimate above
Homes like this rent for about S$3,900 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Jul 2026 | 897 | 5 ROOM | S$1,800 |
| Jun 2026 | 889A | 5 ROOM | S$4,050 |
| Jun 2026 | 896 | 5 ROOM | S$3,700 |
| May 2026 | 897 | 5 ROOM | S$3,900 |
| May 2026 | 888 | 5 ROOM | S$3,900 |
| May 2026 | 887 | 5 ROOM | S$2,700 |
| Feb 2026 | 898A | 5 ROOM | S$4,000 |
| Oct 2025 | 897 | 5 ROOM | S$3,900 |
median of 9 HDB rental approvals for 5 ROOM on Tampines St 81 since 2025-10.
Buying or selling at S$823,999?
Buying: Stamp duty on S$823,999 · Cash and CPF needed on S$823,999 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$823,999.
Each opens with this figure filled in; change anything there.
Primary schools near 898a 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 · 290 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 410 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,172 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,365 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,378 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,740 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,740 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,789 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Angsana Primary School · 1,827 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Damai Primary School · 1,895 m
- Changkat Primary School · 1,969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 898A · 5 ROOM · 07 TO 09 · Improved · 61 years left | 127 sqm | S$850,000 | S$6,693 psm |
| Aug 2026 | Blk 898A · 5 ROOM · 07 TO 09 · Improved · 62 years left | 122 sqm | S$768,888 | S$6,302 psm |
| Jul 2026 | Blk 898A · 5 ROOM · 07 TO 09 · Improved · 61 years left | 127 sqm | S$818,000 | S$6,441 psm |
| Jul 2026 | Blk 898A · 5 ROOM · 10 TO 12 · Improved · 62 years left | 127 sqm | S$830,000 | S$6,535 psm |
| Dec 2025 | Blk 898A · 4 ROOM · 13 TO 15 · Model A · 62 years left | 104 sqm | S$668,000 | S$6,423 psm |
| Nov 2024 | Blk 898A · 5 ROOM · 10 TO 12 · Improved · 63 years left | 129 sqm | S$810,000 | S$6,279 psm |
| Jul 2024 | Blk 898A · 5 ROOM · 01 TO 03 · Improved · 64 years left | 127 sqm | S$730,000 | S$5,748 psm |
| Jun 2024 | Blk 898A · 5 ROOM · 01 TO 03 · Improved · 64 years left | 122 sqm | S$685,000 | S$5,615 psm |
| May 2024 | Blk 898A · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Apr 2024 | Blk 898A · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$595,000 | S$5,721 psm |
| Mar 2024 | Blk 898A · 5 ROOM · 04 TO 06 · Improved · 64 years left | 129 sqm | S$752,000 | S$5,829 psm |
| Mar 2024 | Blk 898A · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Apr 2023 | Blk 898A · 5 ROOM · 10 TO 12 · Improved · 65 years left | 122 sqm | S$730,000 | S$5,984 psm |
| Nov 2022 | Blk 898A · 5 ROOM · 01 TO 03 · Improved · 65 years left | 121 sqm | S$630,000 | S$5,207 psm |
| Nov 2022 | Blk 898A · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$577,000 | S$5,548 psm |
| Apr 2022 | Blk 898A · 4 ROOM · 13 TO 15 · Model A · 66 years left | 104 sqm | S$583,000 | S$5,606 psm |
Showing 16 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 898A · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 898A · 4 ROOM | S$3,350 | — |
| Feb 2026 | Blk 898A · 5 ROOM | S$4,000 | — |
| Jan 2025 | Blk 898A · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 898A · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 898A · 4 ROOM | S$3,250 | — |
| Mar 2024 | Blk 898A · 5 ROOM | S$3,600 | — |
| Jan 2024 | Blk 898A · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 898A · 5 ROOM | S$2,800 | — |
| Jul 2022 | Blk 898A · 4 ROOM | S$3,150 | — |
| Feb 2022 | Blk 898A · 5 ROOM | S$2,600 | — |
| Dec 2021 | Blk 898A · 5 ROOM | S$2,250 | — |
| Aug 2021 | Blk 898A · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 898A · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 898A · 4 ROOM | S$1,600 | — |
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$794,990 | S$877,733 | S$950,602 | S$967,227 |
| 10 years | 50 years | S$758,895 | S$925,088 | S$1,085,065 | S$1,123,350 |
| 20 years | 40 years | S$678,686 | S$1,008,491 | S$1,387,449 | S$1,487,084 |
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.