Blk 201E Tampines St 23
Project page · 99-year lease from 1987
Based on 18 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 217 | 04 TO 06 | 67 sqm | S$448,588 | S$6,695 psm | ×1.000 | S$6,695 psm |
| Sept 2026 | Blk 217 | 04 TO 06 | 67 sqm | S$450,000 | S$6,716 psm | ×1.000 | S$6,716 psm |
| Jun 2026 | Blk 215 | 10 TO 12 | 67 sqm | S$475,000 | S$7,090 psm | ×1.000 | S$7,090 psm |
| Jun 2026 | Blk 215 | 10 TO 12 | 67 sqm | S$465,000 | S$6,940 psm | ×1.000 | S$6,940 psm |
| May 2026 | Blk 215 | 01 TO 03 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| May 2026 | Blk 211 | 10 TO 12 | 67 sqm | S$503,000 | S$7,507 psm | ×1.000 | S$7,507 psm |
| May 2026 | Blk 225 | 10 TO 12 | 73 sqm | S$525,000 | S$7,192 psm | ×1.000 | S$7,192 psm |
| May 2026 | Blk 212 | 01 TO 03 | 73 sqm | S$480,000 | S$6,575 psm | ×1.000 | S$6,575 psm |
| Apr 2026 | Blk 217 | 01 TO 03 | 71 sqm | S$460,000 | S$6,479 psm | ×1.000 | S$6,479 psm |
| Apr 2026 | Blk 214 | 04 TO 06 | 67 sqm | S$440,000 | S$6,567 psm | ×1.000 | S$6,567 psm |
| Apr 2026 | Blk 226 | 01 TO 03 | 73 sqm | S$483,000 | S$6,616 psm | ×1.000 | S$6,616 psm |
| Mar 2026 | Blk 228 | 01 TO 03 | 67 sqm | S$478,000 | S$7,134 psm | ×0.997 | S$7,113 psm |
| Feb 2026 | Blk 211 | 07 TO 09 | 69 sqm | S$490,000 | S$7,101 psm | ×0.997 | S$7,081 psm |
| Jan 2026 | Blk 226 | 04 TO 06 | 73 sqm | S$495,000 | S$6,781 psm | ×0.997 | S$6,761 psm |
| Jan 2026 | Blk 227 | 01 TO 03 | 67 sqm | S$475,000 | S$7,090 psm | ×0.997 | S$7,069 psm |
| Dec 2025 | Blk 213 | 01 TO 03 | 73 sqm | S$460,000 | S$6,301 psm | ×0.996 | S$6,277 psm |
| Nov 2025 | Blk 217 | 04 TO 06 | 67 sqm | S$480,000 | S$7,164 psm | ×0.996 | S$7,136 psm |
| Nov 2025 | Blk 213 | 10 TO 12 | 73 sqm | S$488,000 | S$6,685 psm | ×0.996 | S$6,659 psm |
How accurate is this estimate for Tampines St 23?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Tampines St 23 since.
- Median error
- 2.1%
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.
7.25% gross yield
S$33,600 of rent a year against the estimate above · 0.16 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 35 approvals in the last year.
In Tampines, flats of this type with 50 to 59 years of lease left yield 7.09%, from 26 blocks.
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 | 212 | 3 ROOM | S$3,000 |
| Sept 2026 | 215 | 3 ROOM | S$2,900 |
| Sept 2026 | 214 | 3 ROOM | S$2,000 |
| Aug 2026 | 226 | 3 ROOM | S$3,200 |
| Jul 2026 | 228 | 3 ROOM | S$3,000 |
| Jul 2026 | 226 | 3 ROOM | S$3,000 |
| Jul 2026 | 211 | 3 ROOM | S$2,800 |
| Jun 2026 | 211 | 3 ROOM | S$3,000 |
median of 35 HDB rental approvals for 3 ROOM on Tampines St 23 since 2025-10.
Buying or selling at S$463,300?
Buying: Stamp duty on S$463,300 · Cash and CPF needed on S$463,300 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$463,300.
Each opens with this figure filled in; change anything there.
Primary schools near 201e Tampines St 23
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
- Chongzheng Primary School · 312 m · no 2025 Phase 2C ballot
- Yumin Primary School · 312 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 831 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,039 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Changkat Primary School · 1,306 m · no 2025 Phase 2C ballot
- White Sands Primary School · 1,533 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,613 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Angsana Primary School · 1,936 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 61 years left excluded: outlier | 82 sqm | S$490,000 | S$5,976 psm |
| Jul 2025 | Blk 201E · 3 ROOM · 04 TO 06 · New Generation · 61 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Apr 2025 | Blk 201E · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 68 sqm | S$445,000 | S$6,544 psm |
| Dec 2024 | Blk 201E · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 68 sqm | S$395,888 | S$5,822 psm |
| Nov 2024 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Sept 2024 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 62 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Dec 2023 | Blk 201E · 5 ROOM · 01 TO 03 · Adjoined flat · 63 years left | 136 sqm | S$828,000 | S$6,088 psm |
| Nov 2023 | Blk 201E · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Nov 2023 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 63 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Apr 2023 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 64 years left | 82 sqm | S$438,000 | S$5,341 psm |
| Nov 2022 | Blk 201E · 3 ROOM · 01 TO 03 · New Generation · 64 years left | 82 sqm | S$438,000 | S$5,341 psm |
Showing 11 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2025 | Blk 201E · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 201E · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 201E · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 201E · 3 ROOM | S$2,300 | — |
| Jan 2022 | Blk 201E · 3 ROOM | S$1,750 | — |
| Aug 2021 | Blk 201E · 3 ROOM | S$1,800 | — |
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 59 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 | 54 years | S$442,265 | S$488,296 | S$528,834 | S$538,083 |
| 10 years | 49 years | S$419,987 | S$511,962 | S$600,495 | S$621,683 |
| 20 years | 39 years | S$369,213 | S$548,632 | S$754,789 | S$808,992 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.