Is Tampines one market?

Inside Tampines the median ranges from S$589 per square foot in Tampines East to S$774 in Tampines North, a difference of 31%.

How have HDB prices in Tampines changed over time?

Over the 9.8 years from 2016 Q1 to 2026 Q2, the median price per square foot in Tampines changed by +4.5% a year, from $404 to $620.

Does remaining lease affect HDB prices in Tampines?

In Tampines, 4-room flats with 90-99 years of lease remaining resell at $755 per square foot against $559 for those with 50-59 years, a difference of +35%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Tampines

$1,510median private resale per ft², 493 caveats (12 months)

High confidence95% CI $1,490–$1,560 per ft²n = 493 caveats

The median private resale price in Tampines (East Region) is S$1,510 per square foot (S$16,300 per square metre), from 493 caveats in the 12 months to August 2026. Over the 9.8 years to 2026 Q2, the HDB median price per square foot here changed by +4.5% a year in cash terms, or +2.5% a year after inflation. HDB resale here runs S$620 per square foot from 1,983 resales, at a median 4-room price of S$662,000: a separate register, never combined with the private figures.

Private prices in Tampines

Median price per ft²

$620

n = 1,983 resales

Median resale price

$710,000

median flat 1,119 ft²

Median lease remaining

67 yrs

of a 99-year lease

91 of 1,983 resales here crossed $1,000,000 in the last 12 months (4.6%).

How prices are spread in Tampines

p20 $564
p80 $764
95% CI $615–$627

The individual sales appear here once Tampines's sold-price file loads. The markers are the published statistics.

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
2-roommedian $427,500 · 506 ft²	$847/ft²	n = 10
3-roommedian $490,000 · 786 ft²	$635/ft²	n = 371
4-roommedian $662,000 · 1,055 ft²	$614/ft²	n = 895
5-roommedian $811,000 · 1,302 ft²	$605/ft²	n = 542
Executivemedian $980,000 · 1,572 ft²	$618/ft²	n = 163

Price by remaining lease, 4-room

Tampines, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $615,000	$559/ft²	n = 589
60-69 yearsmedian $610,000	$564/ft²	n = 767
70-79 yearsmedian $625,000	$569/ft²	n = 332
80-89 yearsmedian $800,888	$816/ft²	n = 183
90-99 yearsmedian $750,000	$755/ft²	n = 742

Across these bands the rate falls 26% from $755/ft² at 90-99 years to $559 at 50-59, on 4-room flats in Tampines.

Price by floor, 4-room

Tampines, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.

Storey band	Median price per ft²	Transactions behind the figure
Floors 1 to 3	$576/ft²	n = 187
Floors 4 to 6	$598/ft²	n = 241
Floors 7 to 9	$608/ft²	n = 216
Floors 10 to 12	$643/ft²	n = 152
Floors 13 to 15	$799/ft²	n = 85
Floors 16 to 21	$814/ft²	n = 14

Buyers: Where does a price sit?

Ranked against 1,000 resales in Tampines (12 months).

Resale price

Floor area in ft²

S$710,000 for 1,144 ft² is around the 52nd percentile of the 1,000 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$620 per square foot, over 1,983 resales (12 months).

A market figure for that size in Tampines, not a valuation of your flat.

Floor area in ft²

S$710,000

middle 60% of resales: S$645,000 to S$874,000 for that size · 1,983 resales, 12 months

Resales (last 12 months)

1,000 of 1,983 sales, a random sample

Resales in Tampines, last 12 months
	Address
Aug 2026	519b Tampines Ctrl 8	S$1,120,000	5-room	87 yrs	$957
Aug 2026	937 Tampines Ave 5	S$1,100,000	Executive	61 yrs	$700
Aug 2026	894 Tampines St 81	S$1,088,888	Executive	62 yrs	$679
Aug 2026	627b Tampines St 61	S$1,080,000	5-room	94 yrs	$865
Aug 2026	941 Tampines Ave 5	S$1,065,000	Executive	61 yrs	$677
Aug 2026	889 Tampines St 81	S$1,048,888	Executive	62 yrs	$667
Aug 2026	146 Tampines Ave 5	S$1,000,888	Executive	58 yrs	$628
Aug 2026	940 Tampines Ave 5	S$990,000	Executive	62 yrs	$630
Aug 2026	895a Tampines St 81	S$980,888	Executive	61 yrs	$642
Aug 2026	608a Tampines Nth Dr 1	S$975,000	5-room	93 yrs	$802
Aug 2026	614b Tampines Nth Dr 1	S$962,500	5-room	94 yrs	$792
Aug 2026	874d Tampines St 85	S$962,000	5-room	94 yrs	$791
Aug 2026	495b Tampines St 43	S$943,000	Executive	67 yrs	$596
Aug 2026	524a Tampines Ctrl 7	S$940,000	5-room	88 yrs	$773
Aug 2026	601d Tampines Ave 9	S$938,555	5-room	93 yrs	$779
Aug 2026	618b Tampines St 61	S$938,000	5-room	94 yrs	$771
Aug 2026	431 Tampines St 41	S$915,000	Executive	59 yrs	$559
Aug 2026	610c Tampines Nth Dr 1	S$913,131	5-room	93 yrs	$751
Aug 2026	876c Tampines Ave 8	S$898,000	5-room	94 yrs	$739
Aug 2026	620a Tampines St 61	S$880,000	5-room	94 yrs	$724

Loading all 1,983 sales (12 months)…

Median price per ft²

$1,510

95% CI $1,490–$1,560 · n = 493 strata caveats (12 months)

Median price

$1,380,000

n = 493 resale caveats (12 months)

How private prices are spread in Tampines

p20 $1,220
p80 $1,770
95% CI $1,490–$1,560

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Condominiummedian $1,380,000	$1,520/ft²	n = 491
Executive Condominiummedian $1,775,000	$1,460/ft²	n = 147
Terracemedian $4,825,000	priced on land	n = 28 caveats
Semi-detachedmedian $5,308,000	priced on land	n = 20 caveats

By sale type

All private sales lodged in the same 12 months.

Sale type	Median price per ft²	Transactions behind the figure
Resalemedian $1,380,000	$1,510/ft²	n = 493
New Salemedian $2,736,000	$2,330/ft²	n = 73

Buyers: Where does a price sit?

Placed on the published percentiles for 493 caveats in Tampines (12 months).

Price

Floor area in ft²

S$1,380,000 for 911 ft² is around the 51st percentile of the 493 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$1,510 per square foot, over 493 caveats (12 months).

A market figure for that size in Tampines, not a valuation of your flat.

Floor area in ft²

S$1,380,000

middle 60% of caveats: S$1,110,000 to S$1,610,000 for that size · 493 caveats, 12 months

Private sales by project in Tampines

24 developments with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Tampines, last 12 months
	Tenure				New sale S$/ft²
Treasure At TampinesTampines Lane	99 yrs lease commencing from 2018	130	$1,249,000	$1,800	no launch
The Tampines TrilliantTampines Central 7	99 yrs lease commencing from 2011	52	$1,936,500	$1,740	no launch
The TapestryTampines Street 86	99 yrs lease commencing from 2017	45	$1,120,000	$1,740	no launch
Citylife@tampinesTampines Central 7	99 yrs lease commencing from 2012	31	$2,000,000	$1,670	no launch
My ManhattanSimei Street 3	99 yrs lease commencing from 2010	11	$1,415,000	$1,590	no launch
The Alps ResidencesTampines Street 86	99 yrs lease commencing from 2015	45	$1,055,000	$1,520	no launch
Q Bay ResidencesTampines Street 86	99 yrs lease commencing from 2012	28	$1,610,000	$1,510	no launch
The SantoriniTampines Street 86	99 yrs lease commencing from 2013	32	$1,215,000	$1,500	no launch
WaterviewTampines Avenue 1	99 yrs lease commencing from 2010	19	$1,770,000	$1,500	no launch
Double Bay ResidencesSimei Street 4	99 yrs lease commencing from 2008	21	$1,815,000	$1,470	no launch
Arc At TampinesTampines Avenue 8	99 yrs lease commencing from 2011	28	$1,376,500	$1,410	no launch
Changi GreenUpper Changi Road East	Freehold	10	$1,344,444	$1,320	no launch
The TropicaTampines Avenue 1	99 yrs lease commencing from 1996	11	$1,650,000	$1,310	no launch
The Eden At TampinesTampines Street 34	99 yrs lease commencing from 2000	12	$1,519,500	$1,240	no launch
ModenaSimei Street 4	99 yrs lease commencing from 1997	10	$1,865,000	$1,230	no launch
Tropical SpringSimei Street 4	99 yrs lease commencing from 1997	12	$1,640,000	$1,220	no launch
Savannah CondoparkSimei Rise	99 yrs lease commencing from 2000	17	$1,525,000	$1,210	no launch
Eastpoint GreenSimei Street 3	99 yrs lease commencing from 1996	26	$1,270,000	$1,190	no launch
Changi Rise CondominiumSimei Rise	99 yrs lease commencing from 2000	14	$1,431,000	$1,150	no launch
Simei Green CondominiumSimei Street 4	99 yrs lease commencing from 1996	19	$1,380,000	$1,100	no launch
Melville ParkSimei Street 1	99 yrs lease commencing from 1992	38	$966,350	$963	no launch
Parktown ResidenceTampines Street 62	99 yrs lease commencing from 2023	73	n/a	launches only	$2,330n = 73
Rivelle TampinesTampines Street 95	99 yrs lease commencing from 2025	557	n/a	launches only	$1,930n = 557
Aurelle Of TampinesTampines Street 62	99 yrs lease commencing from 2024	13	n/a	launches only	$1,920n = 13

Public (HDB) rents in Tampines

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

6.2%

on 69 years of lease remaining

Median rent, 4-room

$3,400/mo

from 938 approved rentals (12 months)

Median resale price, 4-room

$662,000

from 895 resales (12 months)

Rent by flat type

Approved HDB rentals in Tampines over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$2,850/mo	7.0%
4-room	$3,400/mo	6.2%
5-room	$3,700/mo	5.5%
Executive	$4,000/mo	4.9%

Private rents in Tampines

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield, 90–100 m²

2.9%

the band this area's median private home falls in, from 240 lettings and 60 resales

Median rent, 90–100 m²

$3,600/mo

from 240 lease contracts (12 months)

Median resale price, 90–100 m²

$1,489,000

from 60 resale caveats (12 months)

URA’s own median rent per ft² here is $3.88 for 2026 Q2, from 16 projects.

Rent by unit size

Lease contracts lodged with URA in Tampines over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$2,800/mo	4.4%
50–60 m²	$3,250/mo	3.8%
60–70 m²	$3,400/mo	3.5%
70–80 m²	$3,550/mo	too few resales
80–90 m²	$3,550/mo	3.1%
90–100 m²	$3,600/mo	2.9%
100–110 m²	$4,200/mo	3.0%
110–120 m²	$4,400/mo	3.1%
120–130 m²	$4,388/mo	2.9%
130–140 m²	$4,725/mo	too few resales
140–150 m²	$5,000/mo	too few resales
150–160 m²	$5,150/mo	too few lettings and too few resales
160–170 m²	$5,325/mo	too few lettings and too few resales
170–180 m²	$6,100/mo	too few lettings and too few resales
180–190 m²	$5,750/mo	too few lettings and too few resales
190–200 m²	$4,700/mo	too few lettings and too few resales
240–250 m²	$6,300/mo	too few lettings and too few resales
250–260 m²	$8,000/mo	too few lettings and too few resales

2,239 of 2,244 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.

Rent by bedrooms

Lease contracts lodged with URA in Tampines over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$2,800/mo	n = 467
2 bedrooms	$3,500/mo	n = 1,038
3 bedrooms	$4,350/mo	n = 628
4 bedrooms	$5,500/mo	n = 84

2,217 of 2,244 contracts are in the rows above. 19 carry no bedroom count and 8 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

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HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

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Plain text

IndexProp SG, "Property prices in Tampines", dataset 2026-08, https://indexprop.com/sg/property-prices/district/tampines. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

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<a href="https://indexprop.com/sg/property-prices/district/tampines">Property prices in Tampines - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

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Private property prices per square foot in Tampines

Median price per ft²The middle resale price per square foot of 1,983 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

How prices are spread in TampinesEvery resale in Tampines over the last 12 months, on a S$/ft² scale: a taller bar means more at that rate.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor, 4-roomHDB publishes a storey range rather than an exact floor, so these are its own bands. Flat type is held fixed, which makes this a statement about height rather than about what sits on each floor.

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Tampines, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Tampines

Median price per ft²

Median price

How private prices are spread in TampinesEvery private resale caveat in Tampines over the last 12 months, counted into 56 bands: a taller bar means more caveats at that rate. Published as counts rather than as a list of sales, because URA permits statistics and not the caveats.

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

By sale typeA resale is one owner selling to another, and it is the headline above. A new sale is a developer’s launch price list, which runs 41 to 42 per cent above resale per square foot in every market segment. A sub sale is a resale before completion. Three rows, never averaged into one.

Sellers: How much is my home worth? Floor area × the median price per square foot in Tampines, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Tampines

Public (HDB) rents in TampinesHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in TampinesURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

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Median price per ft²

Median resale price

Median lease remaining

How prices are spread in Tampines

By flat type

Price by remaining lease, 4-room

Price by floor, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

How private prices are spread in Tampines

By property type

By sale type

Sellers: How much is my home worth?

Public (HDB) rents in Tampines

Private rents in Tampines

Rent by unit size

Rent by bedrooms

Nearby areas