Blk 879B Tampines Ave 8
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 879B | 07 TO 09 | 93 sqm | S$742,888 | S$7,988 psm | ×1.000 | S$7,988 psm |
| May 2026 | Blk 879B | 04 TO 06 | 93 sqm | S$725,000 | S$7,796 psm | ×1.000 | S$7,796 psm |
| Apr 2026 | Blk 879B | 10 TO 12 | 93 sqm | S$780,000 | S$8,387 psm | ×1.000 | S$8,387 psm |
| Mar 2026 | Blk 879B | 13 TO 15 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 psm |
| Jan 2026 | Blk 879B | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×0.997 | S$8,255 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.
5.39% gross yield
S$41,400 of rent a year against the estimate above · 0.18 points below 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$767,729?
Buying: Stamp duty on S$767,729 · Cash and CPF needed on S$767,729 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$767,729.
Each opens with this figure filled in; change anything there.
Primary schools near 879b 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
- St. Hilda's Primary School · 810 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Poi Ching School · 925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Junyuan Primary School · 1,132 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,586 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,649 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,907 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Damai Primary School · 1,913 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$742,888 | S$7,988 psm |
| May 2026 | Blk 879B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Apr 2026 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Mar 2026 | Blk 879B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Jan 2026 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Aug 2025 | Blk 879B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Aug 2025 | Blk 879B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$565,000 | S$8,309 psm |
| May 2025 | Blk 879B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 68 sqm | S$562,000 | S$8,265 psm |
| Jan 2025 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Oct 2024 | Blk 879B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Oct 2024 | Blk 879B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$523,000 | S$7,691 psm |
| Sept 2024 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Aug 2024 | Blk 879B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$762,888 | S$8,203 psm |
| Nov 2023 | Blk 879B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$643,888 | S$6,924 psm |
| Oct 2023 | Blk 879B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Aug 2023 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$700,500 | S$7,532 psm |
| May 2023 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Dec 2022 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$638,888 | S$6,870 psm |
| Dec 2022 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2022 | Blk 879B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Aug 2022 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jul 2022 | Blk 879B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$638,888 | S$6,870 psm |
| May 2022 | Blk 879B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$520,000 | S$5,591 psm |
| Apr 2022 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$624,000 | S$6,710 psm |
| Apr 2022 | Blk 879B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Mar 2022 | Blk 879B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Mar 2022 | Blk 879B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Feb 2022 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2022 | Blk 879B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Dec 2021 | Blk 879B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Dec 2021 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Dec 2021 | Blk 879B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Dec 2021 | Blk 879B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$420,000 | S$6,176 psm |
| Nov 2021 | Blk 879B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Oct 2021 | Blk 879B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Oct 2021 | Blk 879B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Oct 2021 | Blk 879B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$415,000 | S$6,103 psm |
Showing 37 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 879B · 4 ROOM | S$3,800 | — |
| Feb 2026 | Blk 879B · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 879B · 3 ROOM | S$2,600 | — |
| Oct 2025 | Blk 879B · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 879B · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 879B · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 879B · 4 ROOM | S$3,850 | — |
| Jan 2024 | Blk 879B · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 879B · 4 ROOM | S$3,400 | — |
| Nov 2023 | Blk 879B · 3 ROOM | S$3,180 | — |
| Aug 2023 | Blk 879B · 3 ROOM | S$3,250 | — |
| Feb 2023 | Blk 879B · 3 ROOM | S$3,050 | — |
| Jan 2023 | Blk 879B · 3 ROOM | S$2,200 | — |
| Dec 2021 | Blk 879B · 4 ROOM | S$1,200 | — |
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$720,837 | S$795,862 | S$861,934 | S$877,008 |
| 10 years | 79 years | S$673,741 | S$821,287 | S$963,312 | S$997,302 |
| 20 years | 69 years | S$609,968 | S$906,381 | S$1,246,968 | S$1,336,516 |
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.