Blk 874B Tampines St 85
Project page · 99-year lease from 2021
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$745,000 | S$8,011 psm | ×1.000 | S$8,011 psm |
| Aug 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$755,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| Jul 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$740,000 | S$7,957 psm | ×1.000 | S$7,957 psm |
| Jul 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$738,000 | S$7,935 psm | ×1.000 | S$7,935 psm |
| May 2026 | Blk 874B | 13 TO 15 | 93 sqm | S$785,000 | S$8,441 psm | ×1.000 | S$8,441 psm |
| May 2026 | Blk 874B | 07 TO 09 | 93 sqm | S$738,000 | S$7,935 psm | ×1.000 | S$7,935 psm |
| May 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| May 2026 | Blk 874B | 04 TO 06 | 93 sqm | S$728,000 | S$7,828 psm | ×1.000 | S$7,828 psm |
| May 2026 | Blk 874B | 10 TO 12 | 93 sqm | S$768,000 | S$8,258 psm | ×1.000 | S$8,258 psm |
| Apr 2026 | Blk 874B | 01 TO 03 | 93 sqm | S$720,888 | S$7,751 psm | ×1.000 | S$7,751 psm |
| Mar 2026 | Blk 874B | 07 TO 09 | 93 sqm | S$760,000 | S$8,172 psm | ×0.997 | S$8,148 psm |
| Mar 2026 | Blk 874B | 07 TO 09 | 93 sqm | S$765,000 | S$8,226 psm | ×0.997 | S$8,202 psm |
How accurate is this estimate for Tampines St 85?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Tampines St 85 since.
- Median error
- 1.8%
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.
5.49% gross yield
S$40,800 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 924 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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.
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 874b Tampines St 85
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 · 609 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 775 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Junyuan Primary School · 1,126 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,474 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 874B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$958,000 | S$8,478 psm |
| Sept 2026 | Blk 874B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$858,800 | S$7,600 psm |
| Aug 2026 | Blk 874B · 5 ROOM · 13 TO 15 · 3Gen · 94 years left excluded: outlier | 120 sqm | S$880,000 | S$7,333 psm |
| Aug 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$755,000 | S$8,118 psm |
| Aug 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Jul 2026 | Blk 874B · 5 ROOM · 04 TO 06 · Improved · 94 years left excluded: outlier | 113 sqm | S$880,000 | S$7,788 psm |
| Jul 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Jul 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| May 2026 | Blk 874B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$768,000 | S$8,258 psm |
| May 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$728,000 | S$7,828 psm |
| May 2026 | Blk 874B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| May 2026 | Blk 874B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$738,000 | S$7,935 psm |
| May 2026 | Blk 874B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Apr 2026 | Blk 874B · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Apr 2026 | Blk 874B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$965,000 | S$8,540 psm |
| Apr 2026 | Blk 874B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$925,000 | S$8,186 psm |
| Apr 2026 | Blk 874B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$720,888 | S$7,751 psm |
| Mar 2026 | Blk 874B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$765,000 | S$8,226 psm |
| Mar 2026 | Blk 874B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Jan 2026 | Blk 874B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$935,000 | S$8,274 psm |
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 93 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 | 88 years | S$705,895 | S$779,366 | S$844,068 | S$858,830 |
| 10 years | 83 years | S$662,780 | S$807,925 | S$947,640 | S$981,076 |
| 20 years | 73 years | S$584,630 | S$868,730 | S$1,195,169 | S$1,280,997 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.