Blk 876C Tampines Ave 8
Project page · 99-year lease from 2021
Based on 16 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 876C | 04 TO 06 | 113 sqm | S$912,000 | S$8,071 psm | ×1.000 | S$8,071 psm |
| Oct 2026 | Blk 876C | 04 TO 06 | 113 sqm | S$900,000 | S$7,965 psm | ×1.000 | S$7,965 psm |
| Aug 2026 | Blk 876C | 07 TO 09 | 113 sqm | S$898,000 | S$7,947 psm | ×1.000 | S$7,947 psm |
| Aug 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$829,000 | S$7,336 psm | ×1.000 | S$7,336 psm |
| Aug 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$818,000 | S$7,239 psm | ×1.000 | S$7,239 psm |
| Jul 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$868,000 | S$7,681 psm | ×1.000 | S$7,681 psm |
| Jun 2026 | Blk 876C | 10 TO 12 | 113 sqm | S$970,000 | S$8,584 psm | ×1.000 | S$8,584 psm |
| May 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$828,000 | S$7,327 psm | ×1.000 | S$7,327 psm |
| May 2026 | Blk 876C | 04 TO 06 | 113 sqm | S$892,888 | S$7,902 psm | ×1.000 | S$7,902 psm |
| Apr 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$850,000 | S$7,522 psm | ×1.000 | S$7,522 psm |
| Apr 2026 | Blk 876C | 10 TO 12 | 113 sqm | S$995,000 | S$8,805 psm | ×1.000 | S$8,805 psm |
| Mar 2026 | Blk 876C | 04 TO 06 | 113 sqm | S$908,000 | S$8,035 psm | ×0.997 | S$8,012 psm |
| Mar 2026 | Blk 876C | 07 TO 09 | 113 sqm | S$890,000 | S$7,876 psm | ×0.997 | S$7,853 psm |
| Mar 2026 | Blk 876C | 01 TO 03 | 113 sqm | S$865,000 | S$7,655 psm | ×0.997 | S$7,632 psm |
| Feb 2026 | Blk 876C | 04 TO 06 | 113 sqm | S$938,000 | S$8,301 psm | ×0.997 | S$8,276 psm |
| Jan 2026 | Blk 876C | 10 TO 12 | 113 sqm | S$955,000 | S$8,451 psm | ×0.997 | S$8,426 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.
4.96% gross yield
S$44,400 of rent a year against the estimate above · 0.81 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 612 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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$895,444?
Buying: Stamp duty on S$895,444 · Cash and CPF needed on S$895,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$895,444.
Each opens with this figure filled in; change anything there.
Primary schools near 876c 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
- Poi Ching School · 670 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Hilda's Primary School · 734 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Junyuan Primary School · 1,073 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Angsana Primary School · 1,392 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,452 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 876C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Oct 2026 | Blk 876C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$912,000 | S$8,071 psm |
| Aug 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$818,000 | S$7,239 psm |
| Aug 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$829,000 | S$7,336 psm |
| Aug 2026 | Blk 876C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$898,000 | S$7,947 psm |
| Aug 2026 | Blk 876C · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$695,888 | S$7,483 psm |
| Jul 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Jun 2026 | Blk 876C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$970,000 | S$8,584 psm |
| Jun 2026 | Blk 876C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$760,000 | S$8,172 psm |
| May 2026 | Blk 876C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$892,888 | S$7,902 psm |
| May 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Apr 2026 | Blk 876C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$995,000 | S$8,805 psm |
| Apr 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Apr 2026 | Blk 876C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$790,000 | S$8,495 psm |
| Mar 2026 | Blk 876C · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Mar 2026 | Blk 876C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Mar 2026 | Blk 876C · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$908,000 | S$8,035 psm |
| Mar 2026 | Blk 876C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Mar 2026 | Blk 876C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Mar 2026 | Blk 876C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$793,888 | S$8,536 psm |
| Mar 2026 | Blk 876C · 4 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 93 sqm | S$710,000 | S$7,634 psm |
| Feb 2026 | Blk 876C · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$938,000 | S$8,301 psm |
| Feb 2026 | Blk 876C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Feb 2026 | Blk 876C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$788,888 | S$8,483 psm |
| Jan 2026 | Blk 876C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$955,000 | S$8,451 psm |
| Jan 2026 | Blk 876C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$768,000 | S$8,258 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2024 | Blk 876C · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 876C · 4 ROOM | S$3,500 | — |
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$851,299 | S$939,903 | S$1,017,933 | S$1,035,736 |
| 10 years | 83 years | S$799,303 | S$974,345 | S$1,142,839 | S$1,183,163 |
| 20 years | 73 years | S$705,055 | S$1,047,675 | S$1,441,356 | S$1,544,863 |
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.