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HDB · 522869

Blk 869B Tampines Ave 8

Project page · 99-year lease from 2015

Indicative value range
S$559,841 – S$583,923
Indicative mid S$572,273 · S$8,541 psm

Based on 6 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
Aug 2026Blk 878A13 TO 1568 sqmS$588,888S$8,660 psm×1.000S$8,660 psm
Jul 2026Blk 878B10 TO 1268 sqmS$593,888S$8,734 psm×1.000S$8,734 psm
May 2026Blk 868C01 TO 0367 sqmS$550,000S$8,209 psm×1.000S$8,209 psm
Mar 2026Blk 868C07 TO 0967 sqmS$588,000S$8,776 psm×0.997S$8,750 psm
Mar 2026Blk 869B01 TO 0367 sqmS$560,000S$8,358 psm×0.997S$8,334 psm
Dec 2025Blk 878B07 TO 0968 sqmS$575,000S$8,456 psm×0.996S$8,423 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.

5.87% gross yield

S$33,600 of rent a year against the estimate above · 0.17 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 2026869B3 ROOMS$2,800
Aug 2026878A3 ROOMS$3,100
Aug 2026879A3 ROOMS$3,000
Jul 20268793 ROOMS$3,000
Jul 20268783 ROOMS$2,900
Jul 20268793 ROOMS$2,500
May 20268793 ROOMS$2,600
Apr 2026868A3 ROOMS$2,800

median of 15 HDB rental approvals for 3 ROOM on Tampines Ave 8 since 2025-10.

Buying or selling at S$572,273?

Buying: Stamp duty on S$572,273 · Cash and CPF needed on S$572,273 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$572,273.

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

Primary schools near 869b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 869B · 4 ROOM · 10 TO 12 · Model A · 88 years left
92 sqmS$749,000S$8,141 psm
Mar 2026
Blk 869B · 3 ROOM · 01 TO 03 · Model A · 88 years left
67 sqmS$560,000S$8,358 psm
Nov 2025
Blk 869B · 4 ROOM · 01 TO 03 · Model A · 89 years left
92 sqmS$678,000S$7,370 psm
Aug 2025
Blk 869B · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$580,000S$8,657 psm
Jan 2025
Blk 869B · 4 ROOM · 04 TO 06 · Model A · 90 years left
92 sqmS$695,000S$7,554 psm
Jul 2024
Blk 869B · 4 ROOM · 13 TO 15 · Model A · 90 years left
92 sqmS$692,000S$7,522 psm
Jul 2024
Blk 869B · 3 ROOM · 13 TO 15 · Model A · 90 years left
67 sqmS$525,000S$7,836 psm
Jun 2024
Blk 869B · 4 ROOM · 10 TO 12 · Model A · 90 years left
92 sqmS$688,000S$7,478 psm
Jun 2024
Blk 869B · 3 ROOM · 01 TO 03 · Model A · 90 years left
67 sqmS$520,000S$7,761 psm
May 2024
Blk 869B · 3 ROOM · 07 TO 09 · Model A · 90 years left
67 sqmS$525,000S$7,836 psm
Mar 2024
Blk 869B · 4 ROOM · 04 TO 06 · Model A · 90 years left
92 sqmS$678,000S$7,370 psm
Feb 2024
Blk 869B · 4 ROOM · 13 TO 15 · Model A · 90 years left
92 sqmS$690,000S$7,500 psm
Dec 2023
Blk 869B · 3 ROOM · 13 TO 15 · Model A · 91 years left
67 sqmS$515,000S$7,687 psm
Oct 2023
Blk 869B · 4 ROOM · 10 TO 12 · Model A · 91 years left
92 sqmS$660,000S$7,174 psm
Oct 2023
Blk 869B · 3 ROOM · 07 TO 09 · Model A · 91 years left
67 sqmS$485,000S$7,239 psm
May 2023
Blk 869B · 3 ROOM · 13 TO 15 · Model A · 91 years left
67 sqmS$510,000S$7,612 psm
Apr 2023
Blk 869B · 3 ROOM · 07 TO 09 · Model A · 91 years left
67 sqmS$475,000S$7,090 psm
Jan 2023
Blk 869B · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$645,000S$7,011 psm
Oct 2022
Blk 869B · 3 ROOM · 04 TO 06 · Model A · 92 years left
67 sqmS$460,000S$6,866 psm
Aug 2022
Blk 869B · 3 ROOM · 04 TO 06 · Model A · 92 years left
67 sqmS$440,000S$6,567 psm
Aug 2022
Blk 869B · 3 ROOM · 10 TO 12 · Model A · 92 years left
67 sqmS$438,000S$6,537 psm
Jul 2022
Blk 869B · 4 ROOM · 01 TO 03 · Model A · 92 years left
92 sqmS$550,000S$5,978 psm
Feb 2022
Blk 869B · 4 ROOM · 01 TO 03 · Model A · 92 years left
92 sqmS$510,000S$5,543 psm
Nov 2021
Blk 869B · 3 ROOM · 04 TO 06 · Model A · 93 years left
67 sqmS$420,000S$6,269 psm
See more

Showing 24 of 46.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$537,319S$593,244S$642,495S$653,731
10 years77 yearsS$502,214S$612,196S$718,063S$743,399
20 years67 yearsS$454,677S$675,626S$929,503S$996,253

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.