Blk 248 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 521248 · D18
Median PSF · 12m
S$642
Median price · 12m
S$629K
Latest sale
S$610K
Aug 2026
1-year change
-2.1%
Sales · 12m
2
128 all time
Gross yield
7.00%
3 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
- +27.9%
- Annualised
- +11.6%
- Transactions
- 11
- 1 year
- -2.1%
- 3 years p.a.
- +4.6%
- 5 years p.a.
- —
- Median size
- 980 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 248 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$642 | S$601 | +6.8% |
| Median price | S$629K | S$720K | -12.6% |
| Gross rental yield | 7.00% | 6.01% | +1.0 pts |
| 1-year price change | -2.1% | +0.7% | -2.8 pts |
This development trades about 7% 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$3,700
Contracts · 12m
3
Implied annual rent
S$44K
Gross yield
7.00%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,700 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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.
- Rental yieldweight 20%72
Gross yield against every other development in its segment.
- Locationweight 15%62
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 460 m.
- Price momentumweight 18%57
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%26
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 MRT460 m
- Tampines East MRT1.0 km
- Tampines West MRT1.2 km
- Simei MRT1.3 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)330 m
- Yumin Primary Schoolprimary380 m
- Tampines Primary Schoolprimary420 m
- Tampines Secondary Schoolsecondary (s1-s5)430 m
- Chongzheng Primary Schoolprimary500 m
- Gongshang Primary Schoolprimary630 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.9 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$610,000 | 980 sqft | S$623 | 01 TO 03 | 57 yr 4 mo |
| Feb 2026 | 4 ROOM | S$648,000 | 980 sqft | S$662 | 10 TO 12 | 57 yr 11 mo |
| May 2025 | 4 ROOM | S$665,000 | 980 sqft | S$679 | 04 TO 06 | 58 yr 8 mo |
| Oct 2024 | 4 ROOM | S$620,000 | 980 sqft | S$633 | 07 TO 09 | 59 yr 4 mo |
| May 2024 | 4 ROOM | S$540,000 | 980 sqft | S$551 | 01 TO 03 | 59 yr 8 mo |
| Nov 2022 | 4 ROOM | S$585,000 | 980 sqft | S$597 | 10 TO 12 | 61 yr 2 mo |
| Oct 2022 | 4 ROOM | S$515,000 | 980 sqft | S$526 | 04 TO 06 | 61 yr 3 mo |
| May 2022 | 4 ROOM | S$508,000 | 980 sqft | S$519 | 10 TO 12 | 61 yr 7 mo |
| Apr 2022 | 4 ROOM | S$512,000 | 980 sqft | S$523 | 10 TO 12 | 61 yr 8 mo |
| Jan 2022 | 4 ROOM | S$475,000 | 980 sqft | S$485 | 04 TO 06 | 61 yr 11 mo |
| Oct 2021 | 4 ROOM | S$477,000 | 980 sqft | S$487 | 07 TO 09 | 62 yr 2 mo |
| Sep 2020 | 4 ROOM | S$410,000 | 980 sqft | S$419 | 01 TO 03 | 63 yr 3 mo |
| Aug 2020 | 4 ROOM | S$420,000 | 990 sqft | S$424 | 07 TO 09 | 63 yr 4 mo |
| Feb 2020 | 4 ROOM | S$400,000 | 990 sqft | S$404 | 01 TO 03 | 63 yr 10 mo |
| Jul 2019 | 4 ROOM | S$420,000 | 980 sqft | S$429 | 01 TO 03 | 64 yr 5 mo |
| Jun 2019 | 4 ROOM | S$462,000 | 980 sqft | S$472 | 07 TO 09 | 64 yr 7 mo |
| Apr 2018 | 4 ROOM | S$474,000 | 980 sqft | S$484 | 04 TO 06 | 65 yr 8 mo |
| May 2017 | 4 ROOM | S$500,000 | 980 sqft | S$510 | 10 TO 12 | 66 yr 7 mo |
| Dec 2016 | 4 ROOM | S$485,000 | 990 sqft | S$490 | 04 TO 06 | 67 yrs |
| Jan 2016 | 4 ROOM | S$480,000 | 980 sqft | S$490 | 07 TO 09 | 67 yrs |
| Dec 2015 | 4 ROOM | S$420,000 | 980 sqft | S$429 | 04 TO 06 | 68 yrs |
| Oct 2015 | 4 ROOM | S$458,000 | 990 sqft | S$462 | 04 TO 06 | 68 yrs |
| Aug 2015 | 4 ROOM | S$475,000 | 980 sqft | S$485 | 07 TO 09 | 68 yrs |
| May 2015 | 4 ROOM | S$410,000 | 980 sqft | S$419 | 01 TO 03 | 68 yrs |
| Aug 2014 | 4 ROOM | S$473,000 | 980 sqft | S$483 | 01 TO 03 | 68 yr 5 mo |
| May 2014 | 4 ROOM | S$450,000 | 980 sqft | S$459 | 04 TO 06 | 68 yr 8 mo |
| Feb 2014 | 4 ROOM | S$463,000 | 980 sqft | S$473 | 10 TO 12 | 68 yr 11 mo |
| Nov 2012 | 4 ROOM | S$460,000 | 980 sqft | S$470 | 01 TO 03 | 70 yr 2 mo |
| Oct 2012 | 4 ROOM | S$474,000 | 980 sqft | S$484 | 04 TO 06 | 70 yr 3 mo |
| Aug 2012 | 4 ROOM | S$482,000 | 980 sqft | S$492 | 07 TO 09 | 70 yr 5 mo |
| Jun 2012 | 4 ROOM | S$445,000 | 980 sqft | S$454 | 04 TO 06 | 70 yr 7 mo |
| Apr 2012 | 4 ROOM | S$426,000 | 980 sqft | S$435 | 06 TO 10 | 70 yr 9 mo |
| Jun 2011 | 4 ROOM | S$433,000 | 980 sqft | S$442 | 10 TO 12 | 71 yr 7 mo |
| Jan 2011 | 4 ROOM | S$402,000 | 980 sqft | S$410 | 07 TO 09 | 72 yrs |
| Dec 2010 | 4 ROOM | S$395,000 | 980 sqft | S$403 | 01 TO 03 | 72 yr 1 mo |
| Jul 2010 | 4 ROOM | S$375,000 | 980 sqft | S$383 | 04 TO 06 | 72 yr 6 mo |
| Mar 2010 | 4 ROOM | S$357,000 | 980 sqft | S$364 | 01 TO 03 | 72 yr 10 mo |
| Nov 2009 | 4 ROOM | S$365,000 | 980 sqft | S$373 | 07 TO 09 | 73 yr 2 mo |
| Jul 2009 | 4 ROOM | S$340,000 | 980 sqft | S$347 | 10 TO 12 | 73 yr 6 mo |
| May 2009 | 4 ROOM | S$356,500 | 980 sqft | S$364 | 10 TO 12 | 73 yr 8 mo |
Showing the 40 most recent of 128 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 247 Tampines St 21
S$636
-1.1%3 sales7.0% yield
Blk 268 Tampines St 21
S$541
-0.6%4 sales5.3% yield
Blk 251 Tampines St 21
S$567
-5.2%2 sales6.4% yield
Blk 246 Tampines St 21
S$627
-1.3%2 sales7.2% yield
Blk 158 Tampines St 12
S$630
-3.4%2 sales5.8% yield
Blk 249 Tampines St 21
S$552
-4.5%2 sales7.3% yield
Blk 159 Tampines St 12
S$646
-2.6%2 sales6.4% yield
Blk 250 Tampines St 21
S$590
+5.3%7 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.