Blk 874C Tampines St 85
Project page · 99-year lease from 2021
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 874C | 01 TO 03 | 93 sqm | S$708,000 | S$7,613 psm | ×1.000 | S$7,613 psm |
| Jul 2026 | Blk 874C | 10 TO 12 | 93 sqm | S$790,000 | S$8,495 psm | ×1.000 | S$8,495 psm |
| Jul 2026 | Blk 874C | 13 TO 15 | 93 sqm | S$805,000 | S$8,656 psm | ×1.000 | S$8,656 psm |
| May 2026 | Blk 874C | 04 TO 06 | 93 sqm | S$745,000 | S$8,011 psm | ×1.000 | S$8,011 psm |
| Apr 2026 | Blk 874C | 07 TO 09 | 93 sqm | S$770,000 | S$8,280 psm | ×1.000 | S$8,280 psm |
| Apr 2026 | Blk 874C | 10 TO 12 | 93 sqm | S$785,000 | S$8,441 psm | ×1.000 | S$8,441 psm |
| Apr 2026 | Blk 874C | 10 TO 12 | 93 sqm | S$770,000 | S$8,280 psm | ×1.000 | S$8,280 psm |
| Mar 2026 | Blk 874C | 01 TO 03 | 93 sqm | S$708,888 | S$7,622 psm | ×0.997 | S$7,600 psm |
How accurate is this estimate for Tampines St 85?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 47 sales in Tampines St 85 since.
- Median error
- 1.8%
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.
5.30% gross yield
S$40,800 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 924 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.
Buying or selling at S$770,000?
Buying: Stamp duty on S$770,000 · Cash and CPF needed on S$770,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$770,000.
Each opens with this figure filled in; change anything there.
Primary schools near 874c Tampines St 85
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 · 569 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 695 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Junyuan Primary School · 1,048 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Angsana Primary School · 1,292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,394 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,968 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 874C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$870,000 | S$7,699 psm |
| Sept 2026 | Blk 874C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Aug 2026 | Blk 874C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Jul 2026 | Blk 874C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$930,888 | S$8,238 psm |
| Jul 2026 | Blk 874C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$805,000 | S$8,656 psm |
| Jul 2026 | Blk 874C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Jun 2026 | Blk 874C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$928,000 | S$8,212 psm |
| May 2026 | Blk 874C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$920,000 | S$8,142 psm |
| May 2026 | Blk 874C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Apr 2026 | Blk 874C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$912,888 | S$8,079 psm |
| Apr 2026 | Blk 874C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Apr 2026 | Blk 874C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$785,000 | S$8,441 psm |
| Apr 2026 | Blk 874C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Mar 2026 | Blk 874C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$708,888 | S$7,622 psm |
| Feb 2026 | Blk 874C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$970,000 | S$8,584 psm |
| Feb 2026 | Blk 874C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$910,000 | S$8,053 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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$732,040 | S$808,231 | S$875,330 | S$890,638 |
| 10 years | 83 years | S$687,327 | S$837,848 | S$982,738 | S$1,017,412 |
| 20 years | 73 years | S$606,283 | S$900,905 | S$1,239,435 | S$1,328,442 |
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.