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HDB · 528842

Blk 842H Tampines St 82

Project page · 99-year lease from 1995

Indicative value range
S$842,368 – S$868,109
Indicative mid S$861,219 · S$6,781 psm

Based on 3 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.

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
May 2026Blk 842H04 TO 06128 sqmS$868,000S$6,781 psm×1.000S$6,781 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.

5.02% gross yield

S$43,200 of rent a year against the estimate above · 0.66 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$861,219?

Buying: Stamp duty on S$861,219 · Cash and CPF needed on S$861,219 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$861,219.

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

Primary schools near 842h 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
Oct 2026
Blk 842H · 5 ROOM · 04 TO 06 · Improved · 68 years left
128 sqmS$830,000S$6,484 psm
Sept 2026
Blk 842H · 5 ROOM · 01 TO 03 · Improved · 68 years left
127 sqmS$875,000S$6,890 psm
May 2026
Blk 842H · 5 ROOM · 04 TO 06 · Improved · 68 years left
128 sqmS$868,000S$6,781 psm
Jan 2026
Blk 842H · 4 ROOM · 01 TO 03 · Model A · 69 years left
106 sqmS$650,000S$6,132 psm
May 2025
Blk 842H · 5 ROOM · 07 TO 09 · Improved · 69 years left
124 sqmS$970,000S$7,823 psm
Nov 2023
Blk 842H · 5 ROOM · 13 TO 15 · Model A · 71 years left
131 sqmS$855,000S$6,527 psm
May 2023
Blk 842H · 4 ROOM · 01 TO 03 · Model A · 71 years left
106 sqmS$580,000S$5,472 psm
Apr 2023
Blk 842H · 5 ROOM · 13 TO 15 · Improved · 71 years left
127 sqmS$850,000S$6,693 psm
Dec 2022
Blk 842H · 5 ROOM · 16 TO 18 · Model A · 72 years left
131 sqmS$799,000S$6,099 psm
Dec 2022
Blk 842H · 4 ROOM · 10 TO 12 · Model A · 72 years left
106 sqmS$610,000S$5,755 psm
Nov 2022
Blk 842H · 5 ROOM · 10 TO 12 · Improved · 72 years left
124 sqmS$830,000S$6,694 psm
Oct 2022
Blk 842H · 4 ROOM · 04 TO 06 · Model A · 72 years left
106 sqmS$580,000S$5,472 psm
Aug 2022
Blk 842H · 4 ROOM · 07 TO 09 · Model A · 72 years left
106 sqmS$590,000S$5,566 psm
Jun 2022
Blk 842H · 5 ROOM · 13 TO 15 · Model A · 72 years left
131 sqmS$778,000S$5,939 psm
May 2022
Blk 842H · 5 ROOM · 04 TO 06 · Improved · 72 years left
127 sqmS$700,000S$5,512 psm
Apr 2022
Blk 842H · 5 ROOM · 04 TO 06 · Improved · 72 years left
127 sqmS$648,000S$5,102 psm
Nov 2021
Blk 842H · 4 ROOM · 07 TO 09 · Model A · 73 years left
106 sqmS$530,000S$5,000 psm
Oct 2021
Blk 842H · 5 ROOM · 07 TO 09 · Improved · 73 years left
128 sqmS$648,000S$5,063 psm
See more

Showing 18 of 63.

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$834,330S$921,167S$997,642S$1,015,090
10 years57 yearsS$804,957S$981,238S$1,150,924S$1,191,533
20 years47 yearsS$729,703S$1,084,300S$1,491,744S$1,598,869

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.