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HDB · 523842

Blk 842C Tampines St 82

Project page · 99-year lease from 1995

Indicative value range
S$821,434 – S$928,043
Indicative mid S$888,344 · S$6,781 psm

Based on 17 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 842H04 TO 06128 sqmS$830,000S$6,484 psm×1.000S$6,484 psm
Sept 2026Blk 842H01 TO 03127 sqmS$875,000S$6,890 psm×1.000S$6,890 psm
Aug 2026Blk 84007 TO 09122 sqmS$763,000S$6,254 psm×1.000S$6,254 psm
Aug 2026Blk 85604 TO 06122 sqmS$765,000S$6,270 psm×1.000S$6,270 psm
Aug 2026Blk 842C16 TO 18132 sqmS$932,000S$7,061 psm×1.000S$7,061 psm
Jul 2026Blk 842E13 TO 15139 sqmS$970,000S$6,978 psm×1.000S$6,978 psm
May 2026Blk 842E10 TO 12138 sqmS$988,000S$7,159 psm×1.000S$7,159 psm
May 2026Blk 842B10 TO 12128 sqmS$960,888S$7,507 psm×1.000S$7,507 psm
May 2026Blk 842H04 TO 06128 sqmS$868,000S$6,781 psm×1.000S$6,781 psm
Apr 2026Blk 84207 TO 09122 sqmS$755,000S$6,189 psm×1.000S$6,189 psm
Apr 2026Blk 842D04 TO 06137 sqmS$865,000S$6,314 psm×1.000S$6,314 psm
Mar 2026Blk 842G07 TO 09128 sqmS$918,000S$7,172 psm×0.997S$7,151 psm
Feb 2026Blk 85601 TO 03122 sqmS$690,000S$5,656 psm×0.997S$5,639 psm
Feb 2026Blk 842F07 TO 09133 sqmS$945,000S$7,105 psm×0.997S$7,084 psm
Dec 2025Blk 842E10 TO 12128 sqmS$930,000S$7,266 psm×0.996S$7,237 psm
Dec 2025Blk 842C01 TO 03129 sqmS$790,000S$6,124 psm×0.996S$6,100 psm
Dec 2025Blk 842B01 TO 03125 sqmS$795,000S$6,360 psm×0.996S$6,335 psm

How accurate is this estimate for Tampines St 82?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 61 sales in Tampines St 82 since.

Median error
2.7%

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.

4.86% gross yield

S$43,200 of rent a year against the estimate above · 0.82 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 17 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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

ApprovedBlockFlatRent a month
Aug 2026842B5 ROOMS$3,000
Jul 2026842C5 ROOMS$4,200
Jul 2026842F5 ROOMS$4,000
Jul 2026842G5 ROOMS$3,300
Jun 2026842C5 ROOMS$4,400
Jun 2026842G5 ROOMS$3,600
May 2026842H5 ROOMS$5,000
Apr 2026842B5 ROOMS$3,600

median of 17 HDB rental approvals for 5 ROOM on Tampines St 82 since 2025-10.

Buying or selling at S$888,344?

Buying: Stamp duty on S$888,344 · Cash and CPF needed on S$888,344 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$888,344.

Each opens with this figure filled in; change anything there.

Primary schools near 842c Tampines St 82

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 842C · 5 ROOM · 16 TO 18 · Model A · 68 years left
132 sqmS$932,000S$7,061 psm
May 2026
Blk 842C · 4 ROOM · 01 TO 03 · Model A · 68 years left
excluded: outlier
108 sqmS$645,000S$5,972 psm
Dec 2025
Blk 842C · 5 ROOM · 01 TO 03 · Improved · 68 years left
129 sqmS$790,000S$6,124 psm
Oct 2024
Blk 842C · 5 ROOM · 01 TO 03 · Model A · 69 years left
133 sqmS$800,000S$6,015 psm
Oct 2024
Blk 842C · 4 ROOM · 10 TO 12 · Model A · 70 years left
108 sqmS$698,800S$6,470 psm
Nov 2023
Blk 842C · 4 ROOM · 04 TO 06 · Model A · 70 years left
108 sqmS$600,000S$5,556 psm
Aug 2023
Blk 842C · 5 ROOM · 10 TO 12 · Improved · 71 years left
129 sqmS$850,000S$6,589 psm
Feb 2023
Blk 842C · 5 ROOM · 10 TO 12 · Model A · 71 years left
131 sqmS$780,000S$5,954 psm
Jul 2022
Blk 842C · 5 ROOM · 13 TO 15 · Model A · 72 years left
131 sqmS$768,000S$5,863 psm
Mar 2022
Blk 842C · 5 ROOM · 04 TO 06 · Model A · 72 years left
133 sqmS$705,000S$5,301 psm
See more

Showing 10 of 34.

Sale prices as filed in caveats.

Where the lease takes this

About 67 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years62 yearsS$860,608S$950,181S$1,029,064S$1,047,061
10 years57 yearsS$830,310S$1,012,143S$1,187,174S$1,229,062
20 years47 yearsS$752,686S$1,118,451S$1,538,728S$1,649,227

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.