Blk 875B Tampines St 86
Project page · 99-year lease from 2021
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 875B | 04 TO 06 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Aug 2026 | Blk 875B | 04 TO 06 | 93 sqm | S$748,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| Jul 2026 | Blk 875B | 07 TO 09 | 93 sqm | S$768,000 | S$8,258 psm | ×1.000 | S$8,258 psm |
| Jun 2026 | Blk 875B | 01 TO 03 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Jun 2026 | Blk 875B | 01 TO 03 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Jun 2026 | Blk 875B | 13 TO 15 | 93 sqm | S$780,000 | S$8,387 psm | ×1.000 | S$8,387 psm |
| May 2026 | Blk 875B | 04 TO 06 | 93 sqm | S$748,000 | S$8,043 psm | ×1.000 | S$8,043 psm |
| May 2026 | Blk 875B | 13 TO 15 | 93 sqm | S$810,000 | S$8,710 psm | ×1.000 | S$8,710 psm |
| Apr 2026 | Blk 875B | 10 TO 12 | 93 sqm | S$780,000 | S$8,387 psm | ×1.000 | S$8,387 psm |
| Feb 2026 | Blk 875B | 04 TO 06 | 93 sqm | S$783,333 | S$8,423 psm | ×0.997 | S$8,398 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.
5.54% gross yield
S$42,000 of rent a year against the estimate above · 0.21 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 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.
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$758,000?
Buying: Stamp duty on S$758,000 · Cash and CPF needed on S$758,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$758,000.
Each opens with this figure filled in; change anything there.
Primary schools near 875b 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 · 768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 792 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Junyuan Primary School · 1,119 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Angsana Primary School · 1,487 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,526 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 875B · 5 ROOM · 13 TO 15 · 3Gen · 94 years left | 120 sqm | S$888,888 | S$7,407 psm |
| Oct 2026 | Blk 875B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Oct 2026 | Blk 875B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Aug 2026 | Blk 875B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$888,888 | S$7,866 psm |
| Aug 2026 | Blk 875B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$952,888 | S$8,433 psm |
| Aug 2026 | Blk 875B · 5 ROOM · 10 TO 12 · 3Gen · 94 years left excluded: outlier | 120 sqm | S$888,888 | S$7,407 psm |
| Aug 2026 | Blk 875B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$748,000 | S$8,043 psm |
| Jul 2026 | Blk 875B · 5 ROOM · 13 TO 15 · Improved · 94 years left excluded: outlier | 113 sqm | S$958,000 | S$8,478 psm |
| Jul 2026 | Blk 875B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$768,000 | S$8,258 psm |
| Jun 2026 | Blk 875B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jun 2026 | Blk 875B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jun 2026 | Blk 875B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$725,000 | S$7,796 psm |
| May 2026 | Blk 875B · 5 ROOM · 07 TO 09 · 3Gen · 95 years left | 120 sqm | S$960,000 | S$8,000 psm |
| May 2026 | Blk 875B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$810,000 | S$8,710 psm |
| May 2026 | Blk 875B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$748,000 | S$8,043 psm |
| Apr 2026 | Blk 875B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Feb 2026 | Blk 875B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$783,333 | S$8,423 psm |
| Dec 2025 | Blk 875B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$960,000 | S$8,496 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2023 | Blk 875B · 5 ROOM | S$3,800 | — |
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$720,632 | S$795,635 | S$861,689 | S$876,758 |
| 10 years | 83 years | S$676,616 | S$824,791 | S$967,423 | S$1,001,557 |
| 20 years | 73 years | S$596,835 | S$886,865 | S$1,220,119 | S$1,307,739 |
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.