Blk 899A Tampines St 81
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 899A | 10 TO 12 | 74 sqm | S$520,000 | S$7,027 psm | ×1.000 | S$7,027 psm |
| Aug 2026 | Blk 899A | 07 TO 09 | 74 sqm | S$500,000 | S$6,757 psm | ×1.000 | S$6,757 psm |
| Jul 2026 | Blk 899A | 04 TO 06 | 74 sqm | S$508,000 | S$6,865 psm | ×1.000 | S$6,865 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.
6.61% gross yield
S$33,600 of rent a year against the estimate above · 0.76 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 | 894A | 3 ROOM | S$3,200 |
| Sept 2026 | 899 | 3 ROOM | S$2,900 |
| Sept 2026 | 827 | 3 ROOM | S$2,600 |
| Sept 2026 | 814 | 3 ROOM | S$2,000 |
| Aug 2026 | 813 | 3 ROOM | S$2,900 |
| Jul 2026 | 899A | 3 ROOM | S$3,300 |
| Jul 2026 | 897A | 3 ROOM | S$2,900 |
| Jul 2026 | 817 | 3 ROOM | S$2,800 |
median of 42 HDB rental approvals for 3 ROOM on Tampines St 81 since 2025-10.
Buying or selling at S$508,000?
Buying: Stamp duty on S$508,000 · Cash and CPF needed on S$508,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$508,000.
Each opens with this figure filled in; change anything there.
Primary schools near 899a 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 · 335 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 412 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Poi Ching School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,279 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,311 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,324 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,738 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Chongzheng Primary School · 1,742 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,742 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,871 m
- Angsana Primary School · 1,877 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gongshang Primary School · 1,892 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Changkat Primary School · 1,937 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 899A · 3 ROOM · 10 TO 12 · Model A · 61 years left | 74 sqm | S$520,000 | S$7,027 psm |
| Aug 2026 | Blk 899A · 3 ROOM · 07 TO 09 · Model A · 61 years left | 74 sqm | S$500,000 | S$6,757 psm |
| Jul 2026 | Blk 899A · 3 ROOM · 04 TO 06 · Model A · 61 years left | 74 sqm | S$508,000 | S$6,865 psm |
| Nov 2025 | Blk 899A · 4 ROOM · 07 TO 09 · Model A · 62 years left | 107 sqm | S$688,000 | S$6,430 psm |
| Oct 2025 | Blk 899A · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$658,000 | S$6,388 psm |
| Jan 2025 | Blk 899A · 3 ROOM · 01 TO 03 · Model A · 63 years left | 74 sqm | S$465,000 | S$6,284 psm |
| Nov 2024 | Blk 899A · 3 ROOM · 04 TO 06 · Model A · 63 years left | 74 sqm | S$455,000 | S$6,149 psm |
| Oct 2024 | Blk 899A · 4 ROOM · 04 TO 06 · Model A · 63 years left | 107 sqm | S$620,000 | S$5,794 psm |
| Jun 2024 | Blk 899A · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$605,000 | S$5,874 psm |
| Jul 2023 | Blk 899A · 3 ROOM · 04 TO 06 · Model A · 64 years left | 74 sqm | S$430,000 | S$5,811 psm |
| Jun 2023 | Blk 899A · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$570,000 | S$5,534 psm |
| Jun 2023 | Blk 899A · 3 ROOM · 07 TO 09 · Model A · 64 years left | 74 sqm | S$450,000 | S$6,081 psm |
| May 2023 | Blk 899A · 4 ROOM · 07 TO 09 · Model A · 64 years left | 103 sqm | S$580,000 | S$5,631 psm |
| Feb 2023 | Blk 899A · 4 ROOM · 01 TO 03 · Model A · 65 years left | 103 sqm | S$525,000 | S$5,097 psm |
| Sept 2022 | Blk 899A · 3 ROOM · 07 TO 09 · Model A · 65 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Sept 2022 | Blk 899A · 3 ROOM · 04 TO 06 · Model A · 65 years left | 74 sqm | S$386,000 | S$5,216 psm |
| Nov 2021 | Blk 899A · 3 ROOM · 10 TO 12 · Model A · 66 years left | 74 sqm | S$408,000 | S$5,514 psm |
| Oct 2021 | Blk 899A · 4 ROOM · 04 TO 06 · Model A · 66 years left | 103 sqm | S$490,000 | S$4,757 psm |
Showing 18 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 899A · 3 ROOM | S$3,300 | — |
| May 2026 | Blk 899A · 3 ROOM | S$2,100 | — |
| Oct 2025 | Blk 899A · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 899A · 3 ROOM | S$2,400 | — |
| Jan 2025 | Blk 899A · 4 ROOM | S$2,900 | — |
| Oct 2024 | Blk 899A · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 899A · 3 ROOM | S$3,200 | — |
| May 2024 | Blk 899A · 4 ROOM | S$2,500 | — |
| May 2024 | Blk 899A · 3 ROOM | S$2,300 | — |
| May 2024 | Blk 899A · 3 ROOM | S$2,100 | — |
| Sept 2023 | Blk 899A · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 899A · 4 ROOM | S$2,250 | — |
| Aug 2022 | Blk 899A · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 899A · 4 ROOM | S$1,900 | — |
| Jun 2022 | Blk 899A · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 899A · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 899A · 3 ROOM | S$1,750 | — |
| Jan 2022 | Blk 899A · 3 ROOM | S$1,750 | — |
| Jan 2022 | Blk 899A · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 899A · 3 ROOM | S$1,400 | — |
| May 2021 | Blk 899A · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 899A · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 899A · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 899A · 4 ROOM | 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 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$490,116 | S$541,127 | S$586,051 | S$596,300 |
| 10 years | 50 years | S$467,863 | S$570,322 | S$668,948 | S$692,551 |
| 20 years | 40 years | S$418,413 | S$621,740 | S$855,369 | S$916,795 |
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.