Blk 890B Tampines Ave 1
Project page · 99-year lease from 2015
Based on 11 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 890A | 07 TO 09 | 93 sqm | S$777,000 | S$8,355 psm | ×1.000 | S$8,355 psm |
| Aug 2026 | Blk 890A | 10 TO 12 | 93 sqm | S$825,888 | S$8,881 psm | ×1.000 | S$8,881 psm |
| Jul 2026 | Blk 890A | 04 TO 06 | 93 sqm | S$810,000 | S$8,710 psm | ×1.000 | S$8,710 psm |
| Jul 2026 | Blk 890A | 01 TO 03 | 93 sqm | S$785,000 | S$8,441 psm | ×1.000 | S$8,441 psm |
| Jul 2026 | Blk 890A | 04 TO 06 | 93 sqm | S$820,000 | S$8,817 psm | ×1.000 | S$8,817 psm |
| Jul 2026 | Blk 890A | 07 TO 09 | 93 sqm | S$842,888 | S$9,063 psm | ×1.000 | S$9,063 psm |
| May 2026 | Blk 890B | 04 TO 06 | 93 sqm | S$823,000 | S$8,849 psm | ×1.000 | S$8,849 psm |
| Feb 2026 | Blk 890B | 13 TO 15 | 93 sqm | S$848,000 | S$9,118 psm | ×0.997 | S$9,091 psm |
| Feb 2026 | Blk 890A | 13 TO 15 | 93 sqm | S$842,000 | S$9,054 psm | ×0.997 | S$9,027 psm |
| Feb 2026 | Blk 890A | 13 TO 15 | 93 sqm | S$850,000 | S$9,140 psm | ×0.997 | S$9,113 psm |
| Jan 2026 | Blk 890C | 10 TO 12 | 93 sqm | S$845,000 | S$9,086 psm | ×0.997 | S$9,059 psm |
How accurate is this estimate for Tampines Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 19 sales in Tampines Ave 1 since.
- Median error
- 2.4%
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.
4.79% gross yield
S$39,600 of rent a year against the estimate above · 0.78 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 1 approval 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 |
|---|---|---|---|
| Jun 2026 | 890B | 4 ROOM | S$3,300 |
median of 1 HDB rental approvals for 4 ROOM on Tampines Ave 1 since 2025-10.
Buying or selling at S$825,888?
Buying: Stamp duty on S$825,888 · Cash and CPF needed on S$825,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$825,888.
Each opens with this figure filled in; change anything there.
Primary schools near 890b Tampines Ave 1
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 · 371 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 570 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Tampines Primary School · 1,123 m · no 2025 Phase 2C ballot
- Poi Ching School · 1,172 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,327 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,400 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,455 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,779 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Damai Primary School · 1,780 m
- Angsana Primary School · 1,860 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongzheng Primary School · 1,897 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,897 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,999 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 890B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 69 sqm | S$715,000 | S$10,362 psm |
| May 2026 | Blk 890B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$823,000 | S$8,849 psm |
| Apr 2026 | Blk 890B · 3 ROOM · 10 TO 12 · Model A · 89 years left | 69 sqm | S$702,888 | S$10,187 psm |
| Feb 2026 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Feb 2026 | Blk 890B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 69 sqm | S$655,000 | S$9,493 psm |
| Oct 2025 | Blk 890B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$808,000 | S$8,688 psm |
| Oct 2025 | Blk 890B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Aug 2025 | Blk 890B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Aug 2025 | Blk 890B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Aug 2025 | Blk 890B · 3 ROOM · 10 TO 12 · Model A · 89 years left | 69 sqm | S$680,000 | S$9,855 psm |
| Jul 2025 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$830,000 | S$8,925 psm |
| Jun 2025 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Mar 2025 | Blk 890B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Mar 2025 | Blk 890B · 3 ROOM · 10 TO 12 · Model A · 90 years left excluded: outlier | 69 sqm | S$650,000 | S$9,420 psm |
| Jan 2025 | Blk 890B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$815,000 | S$8,763 psm |
| Dec 2024 | Blk 890B · 3 ROOM · 01 TO 03 · Model A · 90 years left | 69 sqm | S$580,000 | S$8,406 psm |
| Oct 2024 | Blk 890B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 69 sqm | S$570,000 | S$8,261 psm |
| Sept 2024 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Jul 2024 | Blk 890B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$793,000 | S$8,527 psm |
| Jul 2024 | Blk 890B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 69 sqm | S$550,000 | S$7,971 psm |
| May 2024 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Mar 2024 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Jan 2024 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$760,888 | S$8,182 psm |
| Jan 2024 | Blk 890B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$758,000 | S$8,151 psm |
| Sept 2023 | Blk 890B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Aug 2023 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Aug 2023 | Blk 890B · 3 ROOM · 04 TO 06 · Model A · 91 years left | 69 sqm | S$509,000 | S$7,377 psm |
| Sept 2022 | Blk 890B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Jul 2022 | Blk 890B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$648,000 | S$6,968 psm |
| May 2022 | Blk 890B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 69 sqm | S$458,000 | S$6,638 psm |
| Mar 2022 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$693,000 | S$7,452 psm |
| Mar 2022 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jan 2022 | Blk 890B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jan 2022 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Nov 2021 | Blk 890B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$610,000 | S$6,559 psm |
Showing 35 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 890B · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 890B · 4 ROOM | S$3,250 | — |
| Mar 2025 | Blk 890B · 4 ROOM | S$2,800 | — |
| Jul 2024 | Blk 890B · 4 ROOM | S$3,400 | — |
| Feb 2024 | Blk 890B · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 890B · 4 ROOM | S$2,700 | — |
| Aug 2023 | Blk 890B · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 890B · 3 ROOM | S$2,650 | — |
| Jul 2022 | Blk 890B · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 890B · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 890B · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 890B · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 890B · 4 ROOM | S$2,700 | — |
| Nov 2021 | Blk 890B · 4 ROOM | S$2,480 | — |
| Nov 2021 | Blk 890B · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 890B · 4 ROOM | S$2,800 | — |
| Aug 2021 | Blk 890B · 4 ROOM | S$2,250 | — |
| Mar 2021 | Blk 890B · 4 ROOM | S$2,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$775,444 | S$856,153 | S$927,230 | S$943,446 |
| 10 years | 77 years | S$724,781 | S$883,504 | S$1,036,288 | S$1,072,852 |
| 20 years | 67 years | S$656,177 | S$975,044 | S$1,341,432 | S$1,437,764 |
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.