Blk 871C Tampines St 86
Project page · 99-year lease from 2017
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 870A | 04 TO 06 | 114 sqm | S$880,888 | S$7,727 psm | ×1.000 | S$7,727 psm |
| Oct 2026 | Blk 875B | 01 TO 03 | 113 sqm | S$888,000 | S$7,858 psm | ×1.000 | S$7,858 psm |
| Oct 2026 | Blk 875B | 13 TO 15 | 120 sqm | S$888,888 | S$7,407 psm | ×1.000 | S$7,407 psm |
| Aug 2026 | Blk 871C | 07 TO 09 | 114 sqm | S$862,000 | S$7,561 psm | ×1.000 | S$7,561 psm |
| Aug 2026 | Blk 875B | 10 TO 12 | 113 sqm | S$952,888 | S$8,433 psm | ×1.000 | S$8,433 psm |
| Aug 2026 | Blk 875B | 07 TO 09 | 113 sqm | S$888,888 | S$7,866 psm | ×1.000 | S$7,866 psm |
| Jul 2026 | Blk 871C | 13 TO 15 | 114 sqm | S$898,000 | S$7,877 psm | ×1.000 | S$7,877 psm |
| May 2026 | Blk 871B | 16 TO 18 | 113 sqm | S$910,000 | S$8,053 psm | ×1.000 | S$8,053 psm |
| May 2026 | Blk 875B | 07 TO 09 | 120 sqm | S$960,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Apr 2026 | Blk 870A | 10 TO 12 | 114 sqm | S$911,888 | S$7,999 psm | ×1.000 | S$7,999 psm |
| Mar 2026 | Blk 870A | 10 TO 12 | 114 sqm | S$890,000 | S$7,807 psm | ×0.997 | S$7,784 psm |
| Dec 2025 | Blk 875B | 13 TO 15 | 113 sqm | S$960,000 | S$8,496 psm | ×0.996 | S$8,462 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.
4.81% gross yield
S$43,200 of rent a year against the estimate above · 0.45 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 871B | 5 ROOM | S$3,700 |
| Apr 2026 | 870A | 5 ROOM | S$3,500 |
median of 2 HDB rental approvals for 5 ROOM on Tampines St 86 since 2025-10.
Buying or selling at S$897,377?
Buying: Stamp duty on S$897,377 · Cash and CPF needed on S$897,377 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$897,377.
Each opens with this figure filled in; change anything there.
Primary schools near 871c 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 · 384 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 848 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Angsana Primary School · 1,041 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Junyuan Primary School · 1,220 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tampines Primary School · 1,456 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,893 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 871C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 114 sqm | S$862,000 | S$7,561 psm |
| Jul 2026 | Blk 871C · 5 ROOM · 13 TO 15 · Improved · 90 years left | 114 sqm | S$898,000 | S$7,877 psm |
| Sept 2025 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 114 sqm | S$910,000 | S$7,982 psm |
| May 2025 | Blk 871C · 4 ROOM · 16 TO 18 · Model A · 91 years left | 94 sqm | S$763,000 | S$8,117 psm |
| Mar 2025 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 114 sqm | S$910,000 | S$7,982 psm |
| Jan 2025 | Blk 871C · 5 ROOM · 04 TO 06 · Improved · 91 years left excluded: outlier | 114 sqm | S$812,000 | S$7,123 psm |
| Jan 2025 | Blk 871C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$712,500 | S$7,580 psm |
| Sept 2024 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 114 sqm | S$868,000 | S$7,614 psm |
| Aug 2024 | Blk 871C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 114 sqm | S$880,000 | S$7,719 psm |
| Jun 2024 | Blk 871C · 5 ROOM · 16 TO 18 · Improved · 92 years left | 114 sqm | S$855,888 | S$7,508 psm |
| Apr 2024 | Blk 871C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 114 sqm | S$846,999 | S$7,430 psm |
| Jan 2024 | Blk 871C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 94 sqm | S$700,000 | S$7,447 psm |
| Nov 2023 | Blk 871C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 114 sqm | S$816,000 | S$7,158 psm |
| Oct 2023 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$818,000 | S$7,175 psm |
| Sept 2023 | Blk 871C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 94 sqm | S$680,000 | S$7,234 psm |
| Jul 2023 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$795,000 | S$6,974 psm |
| Apr 2023 | Blk 871C · 5 ROOM · 04 TO 06 · Improved · 93 years left | 114 sqm | S$758,000 | S$6,649 psm |
| Jan 2023 | Blk 871C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 94 sqm | S$678,000 | S$7,213 psm |
| Nov 2022 | Blk 871C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 94 sqm | S$678,000 | S$7,213 psm |
| Oct 2022 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 114 sqm | S$776,000 | S$6,807 psm |
| Sept 2022 | Blk 871C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Sept 2022 | Blk 871C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$645,000 | S$6,862 psm |
| Jul 2022 | Blk 871C · 5 ROOM · 04 TO 06 · Improved · 94 years left excluded: outlier | 114 sqm | S$680,000 | S$5,965 psm |
| Jul 2022 | Blk 871C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Jun 2022 | Blk 871C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 114 sqm | S$740,000 | S$6,491 psm |
| Apr 2022 | Blk 871C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 114 sqm | S$760,000 | S$6,667 psm |
| Apr 2022 | Blk 871C · 5 ROOM · 16 TO 18 · Improved · 94 years left | 114 sqm | S$750,000 | S$6,579 psm |
| Mar 2022 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 114 sqm | S$755,000 | S$6,623 psm |
| Feb 2022 | Blk 871C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$610,000 | S$6,489 psm |
| Feb 2022 | Blk 871C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Dec 2021 | Blk 871C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 114 sqm | S$694,000 | S$6,088 psm |
| Nov 2021 | Blk 871C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 114 sqm | S$685,000 | S$6,009 psm |
| Nov 2021 | Blk 871C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$575,000 | S$6,117 psm |
| Nov 2021 | Blk 871C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$568,000 | S$6,043 psm |
| Oct 2021 | Blk 871C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 114 sqm | S$745,000 | S$6,535 psm |
| Oct 2021 | Blk 871C · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 114 sqm | S$650,000 | S$5,702 psm |
Showing 36 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 871C · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 871C · 4 ROOM | S$700 | — |
| May 2024 | Blk 871C · 4 ROOM | S$3,400 | — |
| Jun 2022 | Blk 871C · 4 ROOM | S$2,000 | — |
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$842,566 | S$930,261 | S$1,007,491 | S$1,025,111 |
| 10 years | 79 years | S$787,518 | S$959,980 | S$1,125,989 | S$1,165,718 |
| 20 years | 69 years | S$712,975 | S$1,059,444 | S$1,457,547 | S$1,562,216 |
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.