Blk 860B Tampines Ave 5
Project page · 99-year lease from 1987
Based on 10 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 859A | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×1.000 | S$6,490 psm |
| Aug 2026 | Blk 860B | 01 TO 03 | 108 sqm | S$640,000 | S$5,926 psm | ×1.000 | S$5,926 psm |
| May 2026 | Blk 861 | 07 TO 09 | 104 sqm | S$650,133 | S$6,251 psm | ×1.000 | S$6,251 psm |
| Apr 2026 | Blk 861A | 07 TO 09 | 104 sqm | S$658,000 | S$6,327 psm | ×1.000 | S$6,327 psm |
| Apr 2026 | Blk 861 | 07 TO 09 | 104 sqm | S$687,000 | S$6,606 psm | ×1.000 | S$6,606 psm |
| Mar 2026 | Blk 859A | 04 TO 06 | 104 sqm | S$666,000 | S$6,404 psm | ×0.997 | S$6,385 psm |
| Feb 2026 | Blk 859 | 07 TO 09 | 104 sqm | S$675,000 | S$6,490 psm | ×0.997 | S$6,471 psm |
| Jan 2026 | Blk 859A | 04 TO 06 | 104 sqm | S$690,000 | S$6,635 psm | ×0.997 | S$6,615 psm |
| Dec 2025 | Blk 859A | 10 TO 12 | 104 sqm | S$715,000 | S$6,875 psm | ×0.996 | S$6,848 psm |
| Nov 2025 | Blk 939 | 01 TO 03 | 104 sqm | S$658,000 | S$6,327 psm | ×0.996 | S$6,302 psm |
How accurate is this estimate for Tampines Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Tampines Ave 5 since.
- Median error
- 4.7%
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.
6.16% gross yield
S$42,000 of rent a year against the estimate above · 0.9 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 861 | 4 ROOM | S$3,550 |
| Aug 2026 | 861 | 4 ROOM | S$3,300 |
| Jul 2026 | 939 | 4 ROOM | S$2,900 |
| Jun 2026 | 936 | 4 ROOM | S$3,500 |
| May 2026 | 859A | 4 ROOM | S$3,500 |
| Apr 2026 | 861A | 4 ROOM | S$3,900 |
| Feb 2026 | 858B | 4 ROOM | S$3,400 |
| Jan 2026 | 859 | 4 ROOM | S$3,500 |
median of 11 HDB rental approvals for 4 ROOM on Tampines Ave 5 since 2025-10.
Buying or selling at S$681,379?
Buying: Stamp duty on S$681,379 · Cash and CPF needed on S$681,379 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$681,379.
Each opens with this figure filled in; change anything there.
Primary schools near 860b Tampines Ave 5
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
- Poi Ching School · 237 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 510 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 807 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 841 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 842 m · no 2025 Phase 2C ballot
1 to 2 km
- Gongshang Primary School · 1,264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,354 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,503 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,503 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 860B · 4 ROOM · 01 TO 03 · Model A · 60 years left | 108 sqm | S$640,000 | S$5,926 psm |
| Dec 2023 | Blk 860B · 4 ROOM · 01 TO 03 · Model A · 63 years left | 104 sqm | S$558,888 | S$5,374 psm |
Showing 2 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 59 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 | 54 years | S$650,441 | S$718,140 | S$777,759 | S$791,361 |
| 10 years | 49 years | S$617,677 | S$752,945 | S$883,152 | S$914,313 |
| 20 years | 39 years | S$543,004 | S$806,876 | S$1,110,072 | S$1,189,789 |
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.