Blk 250 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520250 · D18
Median PSF · 12m
S$590
Median price · 12m
S$489K
Latest sale
S$518K
Sep 2026
1-year change
+5.3%
Sales · 12m
7
157 all time
Gross yield
7.02%
8 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
- +34.1%
- Annualised
- +18.3%
- Transactions
- 13
- 1 year
- +5.3%
- 3 years p.a.
- +5.0%
- 5 years p.a.
- +7.5%
- Median size
- 797 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 250 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$590 | S$601 | -1.9% |
| Median price | S$489K | S$720K | -32.1% |
| Gross rental yield | 7.02% | 6.01% | +1.0 pts |
| 1-year price change | +5.3% | +0.7% | +4.7 pts |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,850
Contracts · 12m
8
Implied annual rent
S$34K
Gross yield
7.02%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$2,800 |
| 4 ROOM | 3 | S$3,500 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
59/100
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%95
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%72
Gross yield against every other development in its segment.
- Price momentumweight 18%64
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%52
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 570 m.
- Valuationweight 22%46
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 MRT570 m
- Tampines East MRT870 m
- Simei MRT1.2 km
- Tampines West MRT1.3 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)220 m
- Yumin Primary Schoolprimary250 m
- Chongzheng Primary Schoolprimary370 m
- Gongshang Primary Schoolprimary550 m
- Tampines Primary Schoolprimary570 m
- Tampines Secondary Schoolsecondary (s1-s5)580 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units2.0 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 | 3 ROOM | S$518,000 | 797 sqft | S$650 | 04 TO 06 | 57 yr 4 mo |
| Aug 2026 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 01 TO 03 | 57 yr 5 mo |
| Jul 2026 | 4 ROOM | S$615,000 | 1,109 sqft | S$555 | 01 TO 03 | 57 yr 5 mo |
| Jun 2026 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 57 yr 7 mo |
| Apr 2026 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 01 TO 03 | 57 yr 9 mo |
| Nov 2025 | 4 ROOM | S$600,000 | 1,109 sqft | S$541 | 04 TO 06 | 58 yr 2 mo |
| Oct 2025 | 3 ROOM | S$489,000 | 797 sqft | S$614 | 01 TO 03 | 58 yr 3 mo |
| Sep 2025 | 4 ROOM | S$660,000 | 1,259 sqft | S$524 | 07 TO 09 | 58 yr 4 mo |
| Jul 2025 | 3 ROOM | S$475,000 | 797 sqft | S$596 | 01 TO 03 | 58 yr 5 mo |
| Jun 2023 | 4 ROOM | S$560,000 | 1,098 sqft | S$510 | 04 TO 06 | 60 yr 7 mo |
| Jan 2022 | 4 ROOM | S$513,888 | 1,098 sqft | S$468 | 04 TO 06 | 62 yrs |
| Sep 2021 | 3 ROOM | S$377,000 | 797 sqft | S$473 | 07 TO 09 | 62 yr 4 mo |
| Jul 2021 | 4 ROOM | S$455,000 | 1,119 sqft | S$406 | 01 TO 03 | 62 yr 6 mo |
| Mar 2021 | 3 ROOM | S$370,000 | 840 sqft | S$441 | 04 TO 06 | 62 yr 10 mo |
| Dec 2020 | 4 ROOM | S$430,000 | 1,098 sqft | S$392 | 04 TO 06 | 63 yr 1 mo |
| Nov 2020 | 3 ROOM | S$332,000 | 797 sqft | S$417 | 04 TO 06 | 63 yr 2 mo |
| Oct 2020 | 4 ROOM | S$418,888 | 1,098 sqft | S$382 | 01 TO 03 | 63 yr 2 mo |
| Jul 2020 | 4 ROOM | S$408,000 | 1,098 sqft | S$372 | 07 TO 09 | 63 yr 5 mo |
| Dec 2019 | 4 ROOM | S$440,000 | 1,098 sqft | S$401 | 01 TO 03 | 64 yrs |
| Aug 2019 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 10 TO 12 | 64 yr 5 mo |
| May 2019 | 3 ROOM | S$325,000 | 797 sqft | S$408 | 07 TO 09 | 64 yr 7 mo |
| Apr 2019 | 4 ROOM | S$464,888 | 1,109 sqft | S$419 | 04 TO 06 | 64 yr 8 mo |
| Feb 2019 | 4 ROOM | S$490,000 | 1,119 sqft | S$438 | 07 TO 09 | 64 yr 10 mo |
| Jul 2018 | 3 ROOM | S$345,000 | 797 sqft | S$433 | 04 TO 06 | 65 yr 5 mo |
| Apr 2018 | 4 ROOM | S$480,000 | 1,098 sqft | S$437 | 04 TO 06 | 65 yr 8 mo |
| Jul 2017 | 3 ROOM | S$365,000 | 797 sqft | S$458 | 07 TO 09 | 66 yr 5 mo |
| Dec 2016 | 4 ROOM | S$528,000 | 1,109 sqft | S$476 | 07 TO 09 | 67 yrs |
| Mar 2016 | 4 ROOM | S$528,000 | 1,119 sqft | S$472 | 10 TO 12 | 67 yrs |
| Dec 2015 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 01 TO 03 | 68 yrs |
| Sep 2015 | 4 ROOM | S$530,000 | 1,098 sqft | S$483 | 07 TO 09 | 68 yrs |
| Aug 2015 | 3 ROOM | S$342,000 | 797 sqft | S$429 | 07 TO 09 | 68 yrs |
| Sep 2014 | 3 ROOM | S$335,000 | 797 sqft | S$421 | 04 TO 06 | 68 yr 4 mo |
| Mar 2014 | 3 ROOM | S$385,000 | 797 sqft | S$483 | 01 TO 03 | 68 yr 10 mo |
| Jan 2014 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 04 TO 06 | 69 yrs |
| Sep 2012 | 3 ROOM | S$381,000 | 797 sqft | S$478 | 01 TO 03 | 70 yr 4 mo |
| Mar 2012 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 06 TO 10 | 70 yr 10 mo |
| Feb 2012 | 4 ROOM | S$490,000 | 1,098 sqft | S$446 | 07 TO 09 | 70 yr 11 mo |
| Jan 2012 | 4 ROOM | S$468,000 | 1,109 sqft | S$422 | 01 TO 03 | 71 yrs |
| Dec 2011 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 07 TO 09 | 71 yr 1 mo |
| Mar 2011 | 3 ROOM | S$310,000 | 797 sqft | S$389 | 04 TO 06 | 71 yr 10 mo |
Showing the 40 most recent of 157 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 249 Tampines St 21
S$552
-4.5%2 sales7.3% yield
Blk 251 Tampines St 21
S$567
-5.2%2 sales6.4% yield
Blk 253 Tampines St 21
S$581
+2.2%2 sales6.6% yield
Blk 268 Tampines St 21
S$541
-0.6%4 sales5.3% yield
Blk 254 Tampines St 21
S$538
—1 sales5.8% yield
Blk 248 Tampines St 21
S$642
-2.1%2 sales7.0% yield
Blk 246 Tampines St 21
S$627
-1.3%2 sales7.2% yield
Blk 247 Tampines St 21
S$636
-1.1%3 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.