Blk 230J Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 523230 · D18
Median PSF · 12m
S$595
Median price · 12m
S$960K
Latest sale
S$1.01M
Sep 2026
1-year change
—
Sales · 12m
4
63 all time
Gross yield
5.38%
no rental data
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +50.1%
- Annualised
- +50.1%
- Transactions
- 11
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- +7.1%
- Median size
- 1,615 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 230J Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$595 | S$601 | -1.1% |
| Median price | S$960K | S$720K | +33.3% |
| Gross rental yield | 5.38% | 5.99% | -0.6 pts |
| 1-year price change | — | +0.4% | — |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 35 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
35/100
82% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Locationweight 15%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 630 m.
- Valuationweight 22%44
How its median price per square foot compares with its own district.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%21
Gross yield against every other development in its segment.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines East MRT630 m
- Tampines MRT690 m
- Simei MRT1.6 km
Schools within 2 km
- Gongshang Primary Schoolprimary130 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)230 m
- Tampines North Primary Schoolprimary490 m
- Yumin Primary Schoolprimary550 m
- Chongzheng Primary Schoolprimary640 m
- Temasek Junior Collegemixed level (s1-jc2)740 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.6 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Sep 2026 | EXECUTIVE | S$1,010,000 | 1,604 sqft | S$630 | 07 TO 09 | 65 yr 10 mo |
| Sep 2026 | EXECUTIVE | S$1,010,000 | 1,604 sqft | S$630 | 07 TO 09 | 65 yr 10 mo |
| Apr 2026 | EXECUTIVE | S$910,000 | 1,625 sqft | S$560 | 01 TO 03 | 66 yr 3 mo |
| Apr 2026 | EXECUTIVE | S$910,000 | 1,625 sqft | S$560 | 01 TO 03 | 66 yr 3 mo |
| Jan 2022 | EXECUTIVE | S$740,000 | 1,604 sqft | S$461 | 04 TO 06 | 70 yr 7 mo |
| Jan 2022 | EXECUTIVE | S$740,000 | 1,668 sqft | S$444 | 07 TO 09 | 70 yr 7 mo |
| Jan 2022 | EXECUTIVE | S$740,000 | 1,604 sqft | S$461 | 04 TO 06 | 70 yr 7 mo |
| Jan 2022 | EXECUTIVE | S$740,000 | 1,668 sqft | S$444 | 07 TO 09 | 70 yr 7 mo |
| Sep 2021 | EXECUTIVE | S$730,000 | 1,615 sqft | S$452 | 07 TO 09 | 70 yr 11 mo |
| Aug 2021 | EXECUTIVE | S$658,000 | 1,615 sqft | S$408 | 01 TO 03 | 71 yrs |
| Jul 2021 | EXECUTIVE | S$700,000 | 1,668 sqft | S$420 | 04 TO 06 | 71 yr 1 mo |
| Dec 2020 | EXECUTIVE | S$680,000 | 1,604 sqft | S$424 | 04 TO 06 | 71 yr 8 mo |
| Sep 2020 | EXECUTIVE | S$683,000 | 1,615 sqft | S$423 | 10 TO 12 | 71 yr 11 mo |
| Mar 2019 | EXECUTIVE | S$650,000 | 1,668 sqft | S$390 | 07 TO 09 | 73 yr 4 mo |
| Sep 2017 | EXECUTIVE | S$645,000 | 1,604 sqft | S$402 | 10 TO 12 | 74 yr 10 mo |
| Aug 2017 | EXECUTIVE | S$635,000 | 1,668 sqft | S$381 | 04 TO 06 | 74 yr 11 mo |
| May 2017 | EXECUTIVE | S$545,000 | 1,604 sqft | S$340 | 01 TO 03 | 75 yr 2 mo |
| Apr 2016 | EXECUTIVE | S$590,000 | 1,604 sqft | S$368 | 04 TO 06 | 76 yrs |
| Mar 2016 | EXECUTIVE | S$620,000 | 1,604 sqft | S$387 | 07 TO 09 | 76 yrs |
| Mar 2014 | EXECUTIVE | S$685,000 | 1,625 sqft | S$421 | 04 TO 06 | 77 yr 10 mo |
| Aug 2011 | EXECUTIVE | S$628,000 | 1,604 sqft | S$392 | 10 TO 12 | 80 yr 5 mo |
| Jun 2011 | EXECUTIVE | S$600,000 | 1,604 sqft | S$374 | 04 TO 06 | 80 yr 7 mo |
| Sep 2010 | EXECUTIVE | S$518,000 | 1,615 sqft | S$321 | 01 TO 03 | 81 yr 4 mo |
| Jan 2010 | EXECUTIVE | S$527,000 | 1,604 sqft | S$329 | 04 TO 06 | 82 yrs |
| Aug 2009 | EXECUTIVE | S$470,000 | 1,625 sqft | S$289 | 01 TO 03 | 82 yr 5 mo |
| May 2008 | EXECUTIVE | S$485,000 | 1,615 sqft | S$300 | 07 TO 09 | 83 yr 8 mo |
| Jan 2008 | EXECUTIVE | S$422,000 | 1,668 sqft | S$253 | 04 TO 06 | 84 yrs |
| Oct 2007 | EXECUTIVE | S$510,000 | 1,604 sqft | S$318 | 10 TO 12 | 84 yr 3 mo |
| Jul 2007 | EXECUTIVE | S$383,000 | 1,668 sqft | S$230 | 01 TO 03 | 84 yr 6 mo |
| Jun 2007 | EXECUTIVE | S$380,000 | 1,604 sqft | S$237 | 04 TO 06 | 84 yr 7 mo |
| Jun 2007 | EXECUTIVE | S$375,000 | 1,604 sqft | S$234 | 01 TO 03 | 84 yr 7 mo |
| Dec 2006 | EXECUTIVE | S$388,000 | 1,604 sqft | S$242 | 10 TO 12 | 85 yr 1 mo |
| Oct 2006 | EXECUTIVE | S$368,000 | 1,668 sqft | S$221 | 07 TO 09 | 85 yr 3 mo |
| Jul 2006 | EXECUTIVE | S$384,000 | 1,615 sqft | S$238 | 07 TO 09 | 85 yr 6 mo |
| Jun 2004 | EXECUTIVE | S$395,000 | 1,604 sqft | S$246 | 07 TO 09 | 87 yr 7 mo |
| Oct 2003 | EXECUTIVE | S$451,000 | 1,615 sqft | S$279 | 07 TO 09 | 88 yr 3 mo |
| May 2003 | EXECUTIVE | S$476,000 | 1,668 sqft | S$285 | 07 TO 09 | 88 yr 8 mo |
| Jan 2002 | EXECUTIVE | S$478,000 | 1,625 sqft | S$294 | 04 TO 06 | 90 yrs |
| Oct 2001 | EXECUTIVE | S$460,000 | 1,604 sqft | S$287 | 01 TO 03 | 90 yr 3 mo |
| Jul 2001 | EXECUTIVE | S$458,000 | 1,604 sqft | S$286 | 01 TO 03 | 90 yr 6 mo |
Showing the 40 most recent of 63 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 230H Tampines St 21
S$693
+17.9%2 sales
Blk 231 Tampines St 21
S$553
—2 sales
Blk 232 Tampines St 21
S$562
-2.0%12 sales5.9% yield
Blk 230F Tampines St 24
S$600
-6.7%2 sales
Blk 259 Tampines St 21
S$536
-8.3%8 sales6.5% yield
Blk 230B Tampines St 24
S$563
—2 sales6.7% yield
Blk 230E Tampines St 24
S$681
—2 sales4.3% yield
Blk 447 Tampines St 42
S$592
—2 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.