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HDB · 522256

Blk 256 Tampines St 21

Project page · 99-year lease from 1984

Indicative value range
S$679,999 – S$719,812
Indicative mid S$700,526 · S$5,789 psm

Based on 19 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 26804 TO 06133 sqmS$770,000S$5,789 psm×1.000S$5,789 psm
Sept 2026Blk 25404 TO 06126 sqmS$730,000S$5,794 psm×1.000S$5,794 psm
Sept 2026Blk 26801 TO 03133 sqmS$780,000S$5,865 psm×1.000S$5,865 psm
Sept 2026Blk 25404 TO 06121 sqmS$685,000S$5,661 psm×1.000S$5,661 psm
Sept 2026Blk 25707 TO 09121 sqmS$672,000S$5,554 psm×1.000S$5,554 psm
Sept 2026Blk 25704 TO 06121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Sept 2026Blk 23210 TO 12121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
Aug 2026Blk 26801 TO 03133 sqmS$750,000S$5,639 psm×1.000S$5,639 psm
Jul 2026Blk 25707 TO 09126 sqmS$685,000S$5,437 psm×1.000S$5,437 psm
Jul 2026Blk 23207 TO 09121 sqmS$735,000S$6,074 psm×1.000S$6,074 psm
Jul 2026Blk 25707 TO 09121 sqmS$680,000S$5,620 psm×1.000S$5,620 psm
Jul 2026Blk 23207 TO 09121 sqmS$650,000S$5,372 psm×1.000S$5,372 psm
Jun 2026Blk 25707 TO 09121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
May 2026Blk 26007 TO 09133 sqmS$770,000S$5,789 psm×1.000S$5,789 psm
Apr 2026Blk 26004 TO 06133 sqmS$765,000S$5,752 psm×1.000S$5,752 psm
Mar 2026Blk 23210 TO 12123 sqmS$790,000S$6,423 psm×0.997S$6,404 psm
Feb 2026Blk 23207 TO 09125 sqmS$780,000S$6,240 psm×0.997S$6,222 psm
Jan 2026Blk 26004 TO 06133 sqmS$780,000S$5,865 psm×0.997S$5,847 psm
Nov 2025Blk 23201 TO 03121 sqmS$680,000S$5,620 psm×0.996S$5,598 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.

6.00% gross yield

S$42,000 of rent a year against the estimate above · 0.12 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 22 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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

ApprovedBlockFlatRent a month
Sept 20262325 ROOMS$3,500
Aug 20262685 ROOMS$3,800
Aug 20262325 ROOMS$3,800
Aug 20262335 ROOMS$2,800
Jul 20262575 ROOMS$3,500
Jul 20262685 ROOMS$2,300
Jun 20262565 ROOMS$4,000
Jun 20262685 ROOMS$3,900

median of 22 HDB rental approvals for 5 ROOM on Tampines St 21 since 2025-10.

Buying or selling at S$700,526?

Buying: Stamp duty on S$700,526 · Cash and CPF needed on S$700,526 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$700,526.

Each opens with this figure filled in; change anything there.

Primary schools near 256 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2025
Blk 256 · 5 ROOM · 10 TO 12 · Improved · 58 years left
121 sqmS$748,888S$6,189 psm
Jun 2024
Blk 256 · 4 ROOM · 07 TO 09 · New Generation · 60 years left
98 sqmS$580,000S$5,918 psm
Jan 2024
Blk 256 · 5 ROOM · 01 TO 03 · Improved · 60 years left
121 sqmS$630,000S$5,207 psm
Aug 2023
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 60 years left
121 sqmS$628,000S$5,190 psm
Aug 2023
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 61 years left
121 sqmS$600,000S$4,959 psm
Jun 2023
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 61 years left
121 sqmS$642,500S$5,310 psm
Jun 2023
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 61 years left
121 sqmS$610,000S$5,041 psm
Dec 2022
Blk 256 · 5 ROOM · 10 TO 12 · Improved · 61 years left
126 sqmS$660,000S$5,238 psm
Oct 2022
Blk 256 · 5 ROOM · 01 TO 03 · Improved · 61 years left
121 sqmS$600,000S$4,959 psm
Jun 2022
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 62 years left
121 sqmS$620,000S$5,124 psm
Jan 2022
Blk 256 · 5 ROOM · 07 TO 09 · Improved · 62 years left
126 sqmS$568,000S$4,508 psm
Dec 2021
Blk 256 · 5 ROOM · 01 TO 03 · Improved · 62 years left
121 sqmS$550,000S$4,545 psm
Oct 2021
Blk 256 · 5 ROOM · 01 TO 03 · Improved · 62 years left
121 sqmS$535,000S$4,421 psm
See more

Showing 13 of 44.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$668,719S$738,320S$799,615S$813,599
10 years46 yearsS$635,034S$774,103S$907,970S$940,006
20 years36 yearsS$558,263S$829,550S$1,141,266S$1,223,223

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.