Blk 871B Tampines St 86
Project page · 99-year lease from 2017
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 871B | 04 TO 06 | 94 sqm | S$720,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Mar 2026 | Blk 871B | 16 TO 18 | 94 sqm | S$760,000 | S$8,085 psm | ×0.997 | S$8,061 psm |
| Jan 2026 | Blk 871B | 13 TO 15 | 93 sqm | S$744,000 | S$8,000 psm | ×0.997 | S$7,976 psm |
| Jan 2026 | Blk 871B | 16 TO 18 | 94 sqm | S$745,000 | S$7,926 psm | ×0.997 | S$7,902 psm |
| Dec 2025 | Blk 871B | 13 TO 15 | 94 sqm | S$772,888 | S$8,222 psm | ×0.996 | S$8,190 psm |
How accurate is this estimate for Tampines St 86?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Tampines St 86 since.
- Median error
- 3.6%
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.
5.60% gross yield
S$42,000 of rent a year against the estimate above · 0.03 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 6 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 |
|---|---|---|---|
| Aug 2026 | 870A | 4 ROOM | S$3,500 |
| Jul 2026 | 871C | 4 ROOM | S$3,400 |
| Apr 2026 | 871B | 4 ROOM | S$3,550 |
| Mar 2026 | 871B | 4 ROOM | S$3,100 |
| Jan 2026 | 871B | 4 ROOM | S$3,500 |
| Dec 2025 | 871B | 4 ROOM | S$3,500 |
median of 6 HDB rental approvals for 4 ROOM on Tampines St 86 since 2025-10.
Buying or selling at S$749,782?
Buying: Stamp duty on S$749,782 · Cash and CPF needed on S$749,782 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$749,782.
Each opens with this figure filled in; change anything there.
Primary schools near 871b Tampines St 86
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 · 328 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 791 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Angsana Primary School · 1,010 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 1,163 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,390 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,829 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,867 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 871B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 94 sqm | S$720,000 | S$7,660 psm |
| May 2026 | Blk 871B · 5 ROOM · 16 TO 18 · Improved · 90 years left | 113 sqm | S$910,000 | S$8,053 psm |
| Mar 2026 | Blk 871B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 94 sqm | S$760,000 | S$8,085 psm |
| Jan 2026 | Blk 871B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 94 sqm | S$745,000 | S$7,926 psm |
| Jan 2026 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$744,000 | S$8,000 psm |
| Dec 2025 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 94 sqm | S$772,888 | S$8,222 psm |
| Sept 2025 | Blk 871B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 94 sqm | S$738,000 | S$7,851 psm |
| Jul 2025 | Blk 871B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 94 sqm | S$705,000 | S$7,500 psm |
| Jul 2025 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$728,888 | S$7,754 psm |
| Jul 2025 | Blk 871B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$740,888 | S$7,882 psm |
| Jan 2025 | Blk 871B · 5 ROOM · 04 TO 06 · Improved · 91 years left excluded: outlier | 114 sqm | S$840,000 | S$7,368 psm |
| Nov 2024 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$718,888 | S$7,648 psm |
| Sept 2024 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 94 sqm | S$740,000 | S$7,872 psm |
| Jun 2024 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 94 sqm | S$700,888 | S$7,456 psm |
| Mar 2024 | Blk 871B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$845,000 | S$7,478 psm |
| Jan 2024 | Blk 871B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Jan 2024 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Oct 2023 | Blk 871B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Dec 2022 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Nov 2022 | Blk 871B · 5 ROOM · 16 TO 18 · Improved · 93 years left | 114 sqm | S$815,000 | S$7,149 psm |
| Nov 2022 | Blk 871B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 94 sqm | S$581,888 | S$6,190 psm |
| Nov 2022 | Blk 871B · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$560,000 | S$6,022 psm |
| Sept 2022 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$656,888 | S$6,988 psm |
| Aug 2022 | Blk 871B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 114 sqm | S$800,000 | S$7,018 psm |
| May 2022 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Apr 2022 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Mar 2022 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2021 | Blk 871B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$610,000 | S$6,489 psm |
| Dec 2021 | Blk 871B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$551,000 | S$5,925 psm |
| Dec 2021 | Blk 871B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 94 sqm | S$524,000 | S$5,574 psm |
| Nov 2021 | Blk 871B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Oct 2021 | Blk 871B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$579,000 | S$6,160 psm |
Showing 32 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 871B · 5 ROOM | S$3,700 | — |
| Apr 2026 | Blk 871B · 4 ROOM | S$3,550 | — |
| Mar 2026 | Blk 871B · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 871B · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 871B · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 871B · 4 ROOM | S$2,780 | — |
| Dec 2024 | Blk 871B · 5 ROOM | S$3,100 | — |
| Sept 2024 | Blk 871B · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 871B · 4 ROOM | S$2,500 | — |
| May 2024 | Blk 871B · 4 ROOM | S$3,550 | — |
| Mar 2024 | Blk 871B · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 871B · 4 ROOM | S$3,600 | — |
| Dec 2022 | Blk 871B · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 871B · 5 ROOM | S$3,200 | — |
| Dec 2022 | Blk 871B · 4 ROOM | S$2,550 | — |
| Oct 2022 | Blk 871B · 4 ROOM | S$2,500 | — |
| May 2022 | Blk 871B · 4 ROOM | S$3,300 | — |
| Jan 2022 | Blk 871B · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 871B · 4 ROOM | S$2,150 | — |
| Oct 2021 | Blk 871B · 4 ROOM | S$2,800 | — |
| Apr 2021 | Blk 871B · 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 89 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 | 84 years | S$703,986 | S$777,257 | S$841,784 | S$856,506 |
| 10 years | 79 years | S$657,991 | S$802,087 | S$940,793 | S$973,988 |
| 20 years | 69 years | S$595,709 | S$885,192 | S$1,217,818 | S$1,305,272 |
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.