Blk 232 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 521232 · D18
Median PSF · 12m
S$564
Median price · 12m
S$735K
Latest sale
S$650K
Jul 2026
1-year change
-1.7%
Sales · 12m
5
149 all time
Gross yield
5.88%
2 leases
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
- +30.4%
- Annualised
- +12.5%
- Transactions
- 14
- 1 year
- -1.7%
- 3 years p.a.
- —
- 5 years p.a.
- +6.8%
- Median size
- 1,302 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 232 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$564 | S$601 | -6.1% |
| Median price | S$735K | S$720K | +2.1% |
| Gross rental yield | 5.88% | 6.01% | -0.1 pts |
| 1-year price change | -1.7% | +0.7% | -2.4 pts |
This development trades about 6% below the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,750
Contracts · 12m
2
Implied annual rent
S$45K
Gross yield
5.88%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,750 |
Investment analysis
Investment score 44 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
44/100
100% 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.
- Liquidityweight 15%87
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%60
How its median price per square foot compares with its own district.
- Locationweight 15%54
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 590 m.
- Rental yieldweight 20%37
Gross yield against every other development in its segment.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%5
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT590 m
- Tampines East MRT730 m
Schools within 2 km
- Gongshang Primary Schoolprimary100 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)240 m
- Tampines North Primary Schoolprimary450 m
- Yumin Primary Schoolprimary600 m
- Chongzheng Primary Schoolprimary700 m
- Temasek Junior Collegemixed level (s1-jc2)840 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$735,000 | 1,302 sqft | S$564 | 07 TO 09 | 57 yr 7 mo |
| Jul 2026 | 5 ROOM | S$650,000 | 1,302 sqft | S$499 | 07 TO 09 | 57 yr 7 mo |
| Mar 2026 | 5 ROOM | S$790,000 | 1,324 sqft | S$597 | 10 TO 12 | 57 yr 11 mo |
| Feb 2026 | 5 ROOM | S$780,000 | 1,345 sqft | S$580 | 07 TO 09 | 57 yr 11 mo |
| Nov 2025 | 5 ROOM | S$680,000 | 1,302 sqft | S$522 | 01 TO 03 | 58 yr 3 mo |
| Jul 2025 | 5 ROOM | S$773,000 | 1,324 sqft | S$584 | 04 TO 06 | 58 yr 7 mo |
| Dec 2024 | 5 ROOM | S$735,000 | 1,302 sqft | S$564 | 10 TO 12 | 59 yr 2 mo |
| Aug 2024 | 5 ROOM | S$682,000 | 1,302 sqft | S$524 | 01 TO 03 | 59 yr 6 mo |
| Aug 2024 | 5 ROOM | S$680,000 | 1,302 sqft | S$522 | 01 TO 03 | 59 yr 6 mo |
| Dec 2023 | 5 ROOM | S$610,000 | 1,302 sqft | S$468 | 10 TO 12 | 60 yr 2 mo |
| Feb 2022 | 5 ROOM | S$563,888 | 1,302 sqft | S$433 | 04 TO 06 | 62 yrs |
| Sep 2021 | 5 ROOM | S$600,000 | 1,302 sqft | S$461 | 07 TO 09 | 62 yr 5 mo |
| Sep 2021 | 5 ROOM | S$531,000 | 1,302 sqft | S$408 | 01 TO 03 | 62 yr 5 mo |
| Aug 2021 | 5 ROOM | S$530,000 | 1,302 sqft | S$407 | 07 TO 09 | 62 yr 5 mo |
| Mar 2021 | 5 ROOM | S$500,000 | 1,302 sqft | S$384 | 01 TO 03 | 62 yr 11 mo |
| Jan 2021 | 5 ROOM | S$535,000 | 1,302 sqft | S$411 | 04 TO 06 | 63 yr 1 mo |
| Nov 2020 | 5 ROOM | S$510,000 | 1,302 sqft | S$392 | 04 TO 06 | 63 yr 2 mo |
| Sep 2020 | 5 ROOM | S$545,000 | 1,345 sqft | S$405 | 07 TO 09 | 63 yr 5 mo |
| May 2020 | 5 ROOM | S$531,000 | 1,302 sqft | S$408 | 10 TO 12 | 63 yr 9 mo |
| May 2018 | 5 ROOM | S$575,000 | 1,345 sqft | S$427 | 10 TO 12 | 65 yr 8 mo |
| Jun 2016 | 4 ROOM | S$463,000 | 1,055 sqft | S$439 | 10 TO 12 | 67 yrs |
| Feb 2015 | 5 ROOM | S$544,888 | 1,345 sqft | S$405 | 04 TO 06 | 68 yrs |
| Jun 2014 | 5 ROOM | S$561,800 | 1,324 sqft | S$424 | 10 TO 12 | 69 yr 7 mo |
| Mar 2014 | 5 ROOM | S$546,000 | 1,345 sqft | S$406 | 07 TO 09 | 69 yr 10 mo |
| Jul 2013 | 5 ROOM | S$552,000 | 1,324 sqft | S$417 | 04 TO 06 | 70 yr 6 mo |
| Mar 2013 | 5 ROOM | S$565,000 | 1,302 sqft | S$434 | 04 TO 06 | 70 yr 10 mo |
| Sep 2012 | 5 ROOM | S$524,000 | 1,345 sqft | S$389 | 01 TO 03 | 71 yr 4 mo |
| May 2012 | 5 ROOM | S$532,000 | 1,302 sqft | S$408 | 01 TO 05 | 71 yr 8 mo |
| Feb 2012 | 5 ROOM | S$497,000 | 1,302 sqft | S$382 | 01 TO 03 | 71 yr 11 mo |
| Feb 2011 | 4 ROOM | S$431,000 | 1,055 sqft | S$409 | 10 TO 12 | 72 yr 11 mo |
| Jan 2011 | 5 ROOM | S$460,000 | 1,302 sqft | S$353 | 07 TO 09 | 73 yrs |
| Dec 2010 | 5 ROOM | S$466,000 | 1,302 sqft | S$358 | 07 TO 09 | 73 yr 1 mo |
| Aug 2010 | 5 ROOM | S$450,000 | 1,345 sqft | S$334 | 07 TO 09 | 73 yr 5 mo |
| Jun 2010 | 5 ROOM | S$400,000 | 1,324 sqft | S$302 | 04 TO 06 | 73 yr 7 mo |
| Apr 2010 | 5 ROOM | S$440,000 | 1,302 sqft | S$338 | 07 TO 09 | 73 yr 9 mo |
| Oct 2009 | 5 ROOM | S$393,000 | 1,302 sqft | S$302 | 10 TO 12 | 74 yr 3 mo |
| Aug 2009 | 5 ROOM | S$395,000 | 1,302 sqft | S$303 | 04 TO 06 | 74 yr 5 mo |
| Jun 2009 | 5 ROOM | S$383,000 | 1,302 sqft | S$294 | 07 TO 09 | 74 yr 7 mo |
| Mar 2009 | 5 ROOM | S$378,000 | 1,302 sqft | S$290 | 01 TO 03 | 74 yr 10 mo |
| Mar 2009 | 5 ROOM | S$365,000 | 1,302 sqft | S$280 | 01 TO 03 | 74 yr 10 mo |
Showing the 40 most recent of 149 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 231 Tampines St 21
S$553
—1 sales
Blk 234 Tampines St 21
S$655
+9.6%1 sales6.0% yield
Blk 230J Tampines St 21
S$560
—1 sales5.7% yield
Blk 235 Tampines St 21
S$670
—6 sales6.7% yield
Blk 424 Tampines St 41
S$576
-4.5%4 sales6.9% yield
Blk 233 Tampines St 21
S$560
+2.5%1 sales5.7% yield
Blk 423 Tampines St 41
S$556
-9.4%1 sales6.4% yield
Blk 236 Tampines St 21
S$691
—2 sales6.6% yield
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.