Blk 249 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520249 · D18
Median PSF · 12m
S$552
Median price · 12m
S$612K
Latest sale
S$612K
Aug 2026
1-year change
-4.5%
Sales · 12m
2
191 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
- +13.4%
- Annualised
- +5.7%
- Transactions
- 15
- 1 year
- -4.5%
- 3 years p.a.
- +2.6%
- 5 years p.a.
- +6.6%
- Median size
- 1,109 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 249 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$552 | S$601 | -8.2% |
| Median price | S$612K | S$720K | -15.0% |
| Gross rental yield | 7.25% | 6.01% | +1.2 pts |
| 1-year price change | -4.5% | +0.7% | -5.2 pts |
This development trades about 8% 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$3,425
Contracts · 12m
6
Implied annual rent
S$41K
Gross yield
7.25%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$3,575 |
| 3 ROOM | 2 | S$2,900 |
Investment analysis
Investment score 51 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
51/100
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%78
Gross yield against every other development in its segment.
- Valuationweight 22%67
How its median price per square foot compares with its own district.
- Locationweight 15%50
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 590 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%27
Three-year annualised change in median PSF, or one year where three is unavailable.
- 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 MRT590 m
- Tampines East MRT900 m
- Simei MRT1.2 km
- Tampines West MRT1.3 km
Schools within 2 km
- Yumin Primary Schoolprimary230 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)270 m
- Chongzheng Primary Schoolprimary350 m
- Tampines Primary Schoolprimary550 m
- Tampines Secondary Schoolsecondary (s1-s5)550 m
- Gongshang Primary Schoolprimary600 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$612,000 | 1,109 sqft | S$552 | 04 TO 06 | 57 yr 1 mo |
| Mar 2026 | 4 ROOM | S$612,000 | 1,109 sqft | S$552 | 04 TO 06 | 57 yr 7 mo |
| Dec 2024 | 4 ROOM | S$660,000 | 1,141 sqft | S$578 | 01 TO 03 | 58 yr 11 mo |
| Oct 2024 | 3 ROOM | S$460,000 | 797 sqft | S$578 | 04 TO 06 | 59 yrs |
| Feb 2024 | 3 ROOM | S$440,000 | 850 sqft | S$517 | 07 TO 09 | 59 yr 8 mo |
| Jan 2024 | 3 ROOM | S$456,888 | 850 sqft | S$537 | 07 TO 09 | 59 yr 9 mo |
| Dec 2023 | 4 ROOM | S$620,000 | 1,119 sqft | S$554 | 10 TO 12 | 59 yr 10 mo |
| Dec 2023 | 4 ROOM | S$500,000 | 1,098 sqft | S$455 | 01 TO 03 | 59 yr 10 mo |
| Nov 2023 | 4 ROOM | S$621,888 | 1,109 sqft | S$561 | 07 TO 09 | 59 yr 10 mo |
| Oct 2023 | 3 ROOM | S$460,000 | 797 sqft | S$578 | 01 TO 03 | 59 yr 11 mo |
| May 2023 | 4 ROOM | S$525,000 | 1,119 sqft | S$469 | 01 TO 03 | 60 yr 5 mo |
| May 2023 | 3 ROOM | S$453,000 | 850 sqft | S$533 | 10 TO 12 | 60 yr 5 mo |
| Mar 2023 | 4 ROOM | S$610,000 | 1,119 sqft | S$545 | 04 TO 06 | 60 yr 7 mo |
| Dec 2022 | 3 ROOM | S$390,000 | 797 sqft | S$490 | 01 TO 03 | 60 yr 11 mo |
| Aug 2022 | 4 ROOM | S$545,000 | 1,119 sqft | S$487 | 04 TO 06 | 61 yr 2 mo |
| Apr 2021 | 4 ROOM | S$448,000 | 1,119 sqft | S$400 | 04 TO 06 | 62 yr 6 mo |
| Jan 2020 | 4 ROOM | S$467,000 | 1,119 sqft | S$417 | 07 TO 09 | 63 yr 8 mo |
| Apr 2019 | 4 ROOM | S$520,888 | 1,141 sqft | S$457 | 07 TO 09 | 64 yr 5 mo |
| Feb 2019 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 07 TO 09 | 64 yr 8 mo |
| Jun 2018 | 4 ROOM | S$490,000 | 1,098 sqft | S$446 | 10 TO 12 | 65 yr 4 mo |
| May 2018 | 4 ROOM | S$538,000 | 1,141 sqft | S$472 | 10 TO 12 | 65 yr 4 mo |
| Dec 2017 | 4 ROOM | S$440,000 | 1,098 sqft | S$401 | 04 TO 06 | 65 yr 9 mo |
| Aug 2017 | 4 ROOM | S$425,000 | 1,141 sqft | S$372 | 01 TO 03 | 66 yr 1 mo |
| Jul 2017 | 4 ROOM | S$515,000 | 1,163 sqft | S$443 | 10 TO 12 | 66 yr 2 mo |
| Jun 2017 | 4 ROOM | S$488,000 | 1,119 sqft | S$436 | 04 TO 06 | 66 yr 3 mo |
| Jun 2017 | 4 ROOM | S$440,000 | 1,098 sqft | S$401 | 01 TO 03 | 66 yr 3 mo |
| Jan 2015 | 4 ROOM | S$525,000 | 1,141 sqft | S$460 | 07 TO 09 | 68 yrs |
| May 2014 | 4 ROOM | S$500,000 | 1,119 sqft | S$447 | 04 TO 06 | 68 yr 8 mo |
| May 2014 | 3 ROOM | S$378,000 | 850 sqft | S$445 | 10 TO 12 | 68 yr 8 mo |
| Jan 2014 | 4 ROOM | S$502,800 | 1,119 sqft | S$449 | 01 TO 03 | 69 yrs |
| Oct 2013 | 4 ROOM | S$520,000 | 1,141 sqft | S$456 | 10 TO 12 | 69 yr 3 mo |
| Oct 2013 | 3 ROOM | S$397,000 | 797 sqft | S$498 | 04 TO 06 | 69 yr 3 mo |
| Oct 2013 | 3 ROOM | S$382,000 | 797 sqft | S$480 | 01 TO 03 | 69 yr 3 mo |
| Jan 2013 | 4 ROOM | S$517,000 | 1,098 sqft | S$471 | 04 TO 06 | 70 yrs |
| Sep 2012 | 3 ROOM | S$420,688 | 850 sqft | S$495 | 07 TO 09 | 70 yr 4 mo |
| Aug 2012 | 4 ROOM | S$520,000 | 1,141 sqft | S$456 | 07 TO 09 | 70 yr 5 mo |
| Jul 2012 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 01 TO 03 | 70 yr 6 mo |
| Mar 2012 | 3 ROOM | S$365,000 | 797 sqft | S$458 | 06 TO 10 | 70 yr 10 mo |
| Nov 2011 | 4 ROOM | S$478,000 | 1,109 sqft | S$431 | 04 TO 06 | 71 yr 2 mo |
| Oct 2010 | 3 ROOM | S$315,000 | 797 sqft | S$395 | 07 TO 09 | 72 yr 3 mo |
Showing the 40 most recent of 191 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 250 Tampines St 21
S$590
+5.3%7 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 269 Tampines St 21
S$576
-0.8%1 sales7.5% yield
Blk 267 Tampines St 21
S$592
+9.6%5 sales7.3% yield
Blk 248 Tampines St 21
S$642
-2.1%2 sales7.0% yield
Blk 254 Tampines St 21
S$538
—1 sales5.8% yield
Blk 253 Tampines St 21
S$581
+2.2%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.