Blk 230H Tampines St 21
Project page · 99-year lease from 1993
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 245 | 10 TO 12 | 143 sqm | S$1,100,000 | S$7,692 psm | ×1.000 | S$7,692 psm |
| Sept 2026 | Blk 230J | 07 TO 09 | 149 sqm | S$1,010,000 | S$6,779 psm | ×1.000 | S$6,779 psm |
| Jul 2026 | Blk 245 | 04 TO 06 | 150 sqm | S$950,000 | S$6,333 psm | ×1.000 | S$6,333 psm |
| Apr 2026 | Blk 230J | 01 TO 03 | 151 sqm | S$910,000 | S$6,026 psm | ×1.000 | S$6,026 psm |
| Feb 2026 | Blk 245 | 04 TO 06 | 150 sqm | S$970,000 | S$6,467 psm | ×0.997 | S$6,448 psm |
How accurate is this estimate for Tampines St 21?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 137 sales in Tampines St 21 since.
- Median error
- 5.2%
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.
5.45% gross yield
S$52,200 of rent a year against the estimate above · 0.75 points above flats like it
Homes like this rent for about S$4,350 a month, the middle of 5 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 | 245 | EXECUTIVE | S$4,700 |
| Jul 2026 | 245 | EXECUTIVE | S$4,700 |
| Apr 2026 | 245 | EXECUTIVE | S$4,200 |
| Dec 2025 | 230G | EXECUTIVE | S$4,000 |
| Nov 2025 | 245 | EXECUTIVE | S$4,350 |
median of 5 HDB rental approvals for EXECUTIVE on Tampines St 21 since 2025-10.
Buying or selling at S$957,467?
Buying: Stamp duty on S$957,467 · Cash and CPF needed on S$957,467 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$957,467.
Each opens with this figure filled in; change anything there.
Primary schools near 230h Tampines St 21
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
- Gongshang Primary School · 65 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 411 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 500 m · no 2025 Phase 2C ballot
- Yumin Primary School · 500 m · no 2025 Phase 2C ballot
- Tampines Primary School · 878 m · no 2025 Phase 2C ballot
1 to 2 km
- East Spring Primary School · 1,293 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,370 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,432 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 1,536 m · balloted in 2025 Phase 2C (citizens within 1 km)
- White Sands Primary School · 1,539 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,697 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,902 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2025 | Blk 230H · EXECUTIVE · 10 TO 12 · Apartment · 67 years left | 147 sqm | S$930,000 | S$6,327 psm |
| Jan 2024 | Blk 230H · EXECUTIVE · 07 TO 09 · Apartment · 69 years left | 150 sqm | S$838,000 | S$5,587 psm |
| Feb 2023 | Blk 230H · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 154 sqm | S$815,000 | S$5,292 psm |
| Oct 2022 | Blk 230H · EXECUTIVE · 10 TO 12 · Apartment · 70 years left | 147 sqm | S$800,000 | S$5,442 psm |
Showing 4 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2021 | Blk 230H · EXECUTIVE | S$2,450 | — |
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 65 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 | 60 years | S$927,573 | S$1,024,116 | S$1,109,137 | S$1,128,534 |
| 10 years | 55 years | S$894,918 | S$1,090,900 | S$1,279,550 | S$1,324,697 |
| 20 years | 45 years | S$811,253 | S$1,205,480 | S$1,658,458 | S$1,777,556 |
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.