Blk 246 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 521246 · D18
Median PSF · 12m
S$627
Median price · 12m
S$453K
Latest sale
S$455K
May 2026
1-year change
-1.3%
Sales · 12m
2
202 all time
Gross yield
7.25%
6 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
- +19.7%
- Annualised
- +5.7%
- Transactions
- 15
- 1 year
- -1.3%
- 3 years p.a.
- +6.5%
- 5 years p.a.
- +5.9%
- Median size
- 883 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 246 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$627 | S$601 | +4.4% |
| Median price | S$453K | S$720K | -37.2% |
| Gross rental yield | 7.25% | 6.01% | +1.2 pts |
| 1-year price change | -1.3% | +0.7% | -2.0 pts |
This development trades about 4% above 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$2,850
Contracts · 12m
6
Implied annual rent
S$34K
Gross yield
7.25%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 6 | S$2,850 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
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.
- Price momentumweight 18%83
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%78
Gross yield against every other development in its segment.
- Locationweight 15%64
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 400 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%31
How its median price per square foot compares with its own district.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
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 MRT400 m
- Tampines East MRT1.0 km
- Tampines West MRT1.3 km
- Simei MRT1.4 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)220 m
- Yumin Primary Schoolprimary420 m
- Gongshang Primary Schoolprimary490 m
- Tampines Primary Schoolprimary530 m
- Chongzheng Primary Schoolprimary540 m
- Tampines Secondary Schoolsecondary (s1-s5)550 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.8 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 |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 10 TO 12 | 57 yr 5 mo |
| Jan 2026 | 3 ROOM | S$450,000 | 721 sqft | S$624 | 10 TO 12 | 57 yr 9 mo |
| Aug 2025 | 3 ROOM | S$540,000 | 883 sqft | S$612 | 10 TO 12 | 58 yr 2 mo |
| Feb 2025 | 4 ROOM | S$660,000 | 1,001 sqft | S$659 | 04 TO 06 | 58 yr 9 mo |
| Feb 2025 | 3 ROOM | S$480,000 | 721 sqft | S$666 | 04 TO 06 | 58 yr 10 mo |
| Dec 2024 | 3 ROOM | S$525,000 | 883 sqft | S$595 | 07 TO 09 | 58 yr 11 mo |
| Jul 2024 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 07 TO 09 | 59 yr 3 mo |
| Nov 2023 | 3 ROOM | S$480,000 | 883 sqft | S$544 | 10 TO 12 | 59 yr 11 mo |
| Feb 2023 | 3 ROOM | S$388,888 | 721 sqft | S$539 | 04 TO 06 | 60 yr 9 mo |
| Dec 2022 | 3 ROOM | S$440,000 | 883 sqft | S$499 | 01 TO 03 | 60 yr 11 mo |
| Sep 2022 | 5 ROOM | S$800,000 | 1,453 sqft | S$551 | 07 TO 09 | 61 yr 2 mo |
| Feb 2022 | 3 ROOM | S$420,000 | 883 sqft | S$476 | 04 TO 06 | 61 yr 9 mo |
| Jan 2022 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 04 TO 06 | 61 yr 10 mo |
| Nov 2021 | 4 ROOM | S$495,000 | 1,001 sqft | S$494 | 10 TO 12 | 62 yr 1 mo |
| Jun 2021 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 04 TO 06 | 62 yr 5 mo |
| Mar 2021 | 3 ROOM | S$340,000 | 721 sqft | S$471 | 01 TO 03 | 62 yr 7 mo |
| Feb 2021 | 3 ROOM | S$328,000 | 721 sqft | S$455 | 10 TO 12 | 62 yr 9 mo |
| Jul 2020 | 4 ROOM | S$400,000 | 1,001 sqft | S$400 | 01 TO 03 | 63 yr 3 mo |
| Feb 2020 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 04 TO 06 | 63 yr 8 mo |
| Jan 2020 | 3 ROOM | S$318,000 | 721 sqft | S$441 | 07 TO 09 | 63 yr 10 mo |
| Nov 2019 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 04 TO 06 | 64 yrs |
| Sep 2019 | 3 ROOM | S$309,000 | 721 sqft | S$428 | 04 TO 06 | 64 yr 1 mo |
| Feb 2019 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 04 TO 06 | 64 yr 8 mo |
| Aug 2018 | EXECUTIVE | S$780,000 | 1,744 sqft | S$447 | 07 TO 09 | 65 yr 2 mo |
| Aug 2018 | 3 ROOM | S$318,000 | 721 sqft | S$441 | 10 TO 12 | 65 yr 3 mo |
| May 2018 | 3 ROOM | S$365,000 | 721 sqft | S$506 | 10 TO 12 | 65 yr 6 mo |
| Jan 2016 | 3 ROOM | S$340,000 | 721 sqft | S$471 | 04 TO 06 | 67 yrs |
| Sep 2015 | 3 ROOM | S$355,000 | 721 sqft | S$492 | 10 TO 12 | 68 yrs |
| Jul 2015 | 3 ROOM | S$360,000 | 721 sqft | S$499 | 10 TO 12 | 68 yrs |
| Jul 2015 | 3 ROOM | S$337,500 | 721 sqft | S$468 | 04 TO 06 | 68 yrs |
| Oct 2014 | 3 ROOM | S$330,000 | 721 sqft | S$458 | 01 TO 03 | 68 yr 3 mo |
| Apr 2014 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 04 TO 06 | 68 yr 9 mo |
| Nov 2013 | 3 ROOM | S$437,000 | 883 sqft | S$495 | 01 TO 03 | 69 yr 2 mo |
| Jan 2013 | 3 ROOM | S$378,000 | 721 sqft | S$524 | 07 TO 09 | 70 yrs |
| Jan 2013 | 3 ROOM | S$377,000 | 721 sqft | S$523 | 04 TO 06 | 70 yrs |
| Sep 2012 | 3 ROOM | S$448,000 | 883 sqft | S$508 | 01 TO 03 | 70 yr 4 mo |
| Jun 2012 | 3 ROOM | S$365,000 | 721 sqft | S$506 | 10 TO 12 | 70 yr 7 mo |
| Mar 2012 | 3 ROOM | S$358,000 | 721 sqft | S$496 | 01 TO 05 | 70 yr 10 mo |
| Oct 2011 | 3 ROOM | S$387,000 | 883 sqft | S$438 | 01 TO 03 | 71 yr 3 mo |
| Aug 2011 | 3 ROOM | S$343,000 | 721 sqft | S$476 | 01 TO 03 | 71 yr 5 mo |
Showing the 40 most recent of 202 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 244 Tampines St 21
S$627
+5.1%4 sales6.8% yield
Blk 245 Tampines St 21
S$595
+1.3%2 sales5.5% yield
Blk 253 Tampines St 21
S$581
+2.2%2 sales6.6% yield
Blk 243 Tampines St 21
S$647
+3.0%3 sales6.7% yield
Blk 247 Tampines St 21
S$636
-1.1%3 sales7.0% yield
Blk 251 Tampines St 21
S$567
-5.2%2 sales6.4% yield
Blk 242 Tampines St 21
S$652
-0.1%1 sales6.1% yield
Blk 248 Tampines St 21
S$642
-2.1%2 sales7.0% 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.