Blk 868B Tampines Ave 8
Project page · 99-year lease from 2015
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 868B | 13 TO 15 | 92 sqm | S$758,000 | S$8,239 psm | ×1.000 | S$8,239 psm |
| Jul 2026 | Blk 868B | 07 TO 09 | 92 sqm | S$750,000 | S$8,152 psm | ×1.000 | S$8,152 psm |
| May 2026 | Blk 868B | 04 TO 06 | 92 sqm | S$735,000 | S$7,989 psm | ×1.000 | S$7,989 psm |
| Mar 2026 | Blk 868B | 04 TO 06 | 92 sqm | S$735,000 | S$7,989 psm | ×0.997 | S$7,966 psm |
How accurate is this estimate for Tampines Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Tampines Ave 8 since.
- Median error
- 2.3%
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.
5.58% gross yield
S$41,400 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$3,450 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 879B | 4 ROOM | S$3,800 |
| Sept 2026 | 891 | 4 ROOM | S$2,700 |
| Aug 2026 | 878B | 4 ROOM | S$3,800 |
| Aug 2026 | 878B | 4 ROOM | S$3,600 |
| Jun 2026 | 868A | 4 ROOM | S$2,500 |
| May 2026 | 878B | 4 ROOM | S$3,500 |
| May 2026 | 878A | 4 ROOM | S$3,450 |
| May 2026 | 880 | 4 ROOM | S$3,400 |
median of 23 HDB rental approvals for 4 ROOM on Tampines Ave 8 since 2025-10.
Buying or selling at S$742,500?
Buying: Stamp duty on S$742,500 · Cash and CPF needed on S$742,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$742,500.
Each opens with this figure filled in; change anything there.
Primary schools near 868b Tampines Ave 8
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 · 264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 675 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Junyuan Primary School · 1,046 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Tampines Primary School · 1,265 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,726 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,780 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,968 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 868B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Jul 2026 | Blk 868B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$750,000 | S$8,152 psm |
| May 2026 | Blk 868B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$735,000 | S$7,989 psm |
| Mar 2026 | Blk 868B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$735,000 | S$7,989 psm |
| Oct 2025 | Blk 868B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Sept 2025 | Blk 868B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$688,000 | S$7,478 psm |
| May 2025 | Blk 868B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Oct 2024 | Blk 868B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jul 2024 | Blk 868B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$705,500 | S$7,668 psm |
| Nov 2023 | Blk 868B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Feb 2023 | Blk 868B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jul 2022 | Blk 868B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Jul 2022 | Blk 868B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Jan 2022 | Blk 868B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jan 2022 | Blk 868B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Dec 2021 | Blk 868B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$530,800 | S$5,770 psm |
Showing 16 of 27.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 868B · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 868B · 4 ROOM | S$3,700 | — |
| Oct 2024 | Blk 868B · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 868B · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 868B · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 868B · 4 ROOM | S$4,000 | — |
| Feb 2023 | Blk 868B · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 868B · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 868B · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 868B · 4 ROOM | S$2,600 | — |
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 87 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 | 82 years | S$697,149 | S$769,708 | S$833,609 | S$848,188 |
| 10 years | 77 years | S$651,601 | S$794,298 | S$931,656 | S$964,528 |
| 20 years | 67 years | S$589,924 | S$876,595 | S$1,205,990 | S$1,292,595 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.