Blk 254 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 521254 · D18
Median PSF · 12m
S$538
Median price · 12m
S$730K
Latest sale
S$730K
Sep 2026
1-year change
—
Sales · 12m
1
124 all time
Gross yield
5.84%
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
- +32.7%
- Annualised
- +13.4%
- Transactions
- 9
- 1 year
- —
- 3 years p.a.
- +2.6%
- 5 years p.a.
- +5.8%
- 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 254 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$538 | S$601 | -10.5% |
| Median price | S$730K | S$720K | +1.4% |
| Gross rental yield | 5.84% | 6.01% | -0.2 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 10% 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$3,400
Contracts · 12m
3
Implied annual rent
S$41K
Gross yield
5.84%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,375 |
| 4 ROOM | 1 | S$3,400 |
Investment analysis
Investment score 40 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
40/100
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.
- Valuationweight 22%74
How its median price per square foot compares with its own district.
- Locationweight 15%49
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 640 m.
- Rental yieldweight 20%35
Gross yield against every other development in its segment.
- Price momentumweight 18%28
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- 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 MRT640 m
- Tampines East MRT750 m
- Simei MRT1.3 km
- Tampines West MRT1.5 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)140 m
- Yumin Primary Schoolprimary230 m
- Chongzheng Primary Schoolprimary340 m
- Gongshang Primary Schoolprimary470 m
- Tampines Primary Schoolprimary690 m
- Tampines Secondary Schoolsecondary (s1-s5)700 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | 5 ROOM | S$730,000 | 1,356 sqft | S$538 | 04 TO 06 | 57 yr 2 mo |
| Aug 2024 | 5 ROOM | S$720,000 | 1,302 sqft | S$553 | 10 TO 12 | 59 yr 3 mo |
| Apr 2024 | 5 ROOM | S$660,000 | 1,389 sqft | S$475 | 01 TO 03 | 59 yr 7 mo |
| Nov 2023 | 5 ROOM | S$680,000 | 1,302 sqft | S$522 | 10 TO 12 | 60 yrs |
| May 2023 | 5 ROOM | S$685,000 | 1,302 sqft | S$526 | 10 TO 12 | 60 yr 6 mo |
| Nov 2022 | 5 ROOM | S$638,000 | 1,356 sqft | S$470 | 07 TO 09 | 61 yr 1 mo |
| Jul 2022 | 5 ROOM | S$610,000 | 1,302 sqft | S$468 | 04 TO 06 | 61 yr 4 mo |
| Jun 2022 | 5 ROOM | S$610,000 | 1,302 sqft | S$468 | 07 TO 09 | 61 yr 4 mo |
| Sep 2021 | 5 ROOM | S$550,000 | 1,356 sqft | S$406 | 01 TO 03 | 62 yr 1 mo |
| Jun 2021 | 4 ROOM | S$426,888 | 1,055 sqft | S$405 | 04 TO 06 | 62 yr 5 mo |
| Jan 2021 | 5 ROOM | S$523,000 | 1,302 sqft | S$402 | 01 TO 03 | 62 yr 9 mo |
| Dec 2020 | 4 ROOM | S$420,000 | 1,033 sqft | S$406 | 04 TO 06 | 62 yr 11 mo |
| Nov 2020 | 5 ROOM | S$550,000 | 1,302 sqft | S$422 | 07 TO 09 | 63 yrs |
| Jul 2020 | 5 ROOM | S$500,000 | 1,335 sqft | S$375 | 01 TO 03 | 63 yr 3 mo |
| Mar 2020 | 5 ROOM | S$552,500 | 1,356 sqft | S$407 | 04 TO 06 | 63 yr 7 mo |
| Feb 2020 | 5 ROOM | S$532,000 | 1,302 sqft | S$408 | 01 TO 03 | 63 yr 8 mo |
| May 2019 | 5 ROOM | S$554,000 | 1,335 sqft | S$415 | 04 TO 06 | 64 yr 6 mo |
| Jan 2019 | 5 ROOM | S$515,000 | 1,302 sqft | S$395 | 01 TO 03 | 64 yr 9 mo |
| Jun 2018 | 5 ROOM | S$568,000 | 1,324 sqft | S$429 | 04 TO 06 | 65 yr 5 mo |
| Jun 2018 | 5 ROOM | S$565,000 | 1,302 sqft | S$434 | 10 TO 12 | 65 yr 5 mo |
| Aug 2017 | 5 ROOM | S$543,000 | 1,324 sqft | S$410 | 04 TO 06 | 66 yr 2 mo |
| Feb 2017 | 5 ROOM | S$538,000 | 1,335 sqft | S$403 | 01 TO 03 | 66 yr 8 mo |
| Oct 2016 | 5 ROOM | S$540,000 | 1,302 sqft | S$415 | 10 TO 12 | 67 yrs |
| Aug 2016 | 4 ROOM | S$455,000 | 1,055 sqft | S$431 | 04 TO 06 | 67 yrs |
| Apr 2016 | 4 ROOM | S$490,500 | 1,055 sqft | S$465 | 07 TO 09 | 67 yrs |
| Aug 2014 | 5 ROOM | S$558,000 | 1,302 sqft | S$428 | 07 TO 09 | 68 yr 5 mo |
| Aug 2013 | 5 ROOM | S$545,000 | 1,356 sqft | S$402 | 01 TO 03 | 69 yr 5 mo |
| Jul 2013 | 5 ROOM | S$570,000 | 1,302 sqft | S$438 | 01 TO 03 | 69 yr 6 mo |
| Jun 2013 | 5 ROOM | S$565,000 | 1,356 sqft | S$417 | 04 TO 06 | 69 yr 7 mo |
| Dec 2012 | 5 ROOM | S$595,000 | 1,302 sqft | S$457 | 07 TO 09 | 70 yr 1 mo |
| Aug 2012 | 4 ROOM | S$455,000 | 1,033 sqft | S$440 | 04 TO 06 | 70 yr 5 mo |
| Aug 2011 | 5 ROOM | S$485,000 | 1,389 sqft | S$349 | 01 TO 03 | 71 yr 5 mo |
| Mar 2011 | 5 ROOM | S$482,000 | 1,335 sqft | S$361 | 01 TO 03 | 71 yr 10 mo |
| Oct 2010 | 5 ROOM | S$420,000 | 1,302 sqft | S$322 | 01 TO 03 | 72 yr 3 mo |
| Apr 2010 | 5 ROOM | S$410,000 | 1,302 sqft | S$315 | 01 TO 03 | 72 yr 9 mo |
| Oct 2009 | 5 ROOM | S$395,000 | 1,356 sqft | S$291 | 01 TO 03 | 73 yr 3 mo |
| Sep 2009 | 5 ROOM | S$379,000 | 1,302 sqft | S$291 | 01 TO 03 | 73 yr 4 mo |
| Jun 2009 | 5 ROOM | S$393,500 | 1,302 sqft | S$302 | 07 TO 09 | 73 yr 7 mo |
| Apr 2009 | 4 ROOM | S$350,000 | 1,055 sqft | S$332 | 07 TO 09 | 73 yr 9 mo |
| Dec 2008 | 5 ROOM | S$397,000 | 1,302 sqft | S$305 | 04 TO 06 | 74 yr 1 mo |
Showing the 40 most recent of 124 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 257 Tampines St 21
S$526
-4.9%4 sales6.1% yield
Blk 265 Tampines St 21
S$552
-3.3%2 sales6.4% yield
Blk 250 Tampines St 21
S$590
+5.3%7 sales7.0% 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 266 Tampines St 21
S$613
+10.6%1 sales6.7% yield
Blk 249 Tampines St 21
S$552
-4.5%2 sales7.3% yield
Blk 264 Tampines St 21
S$541
—1 sales5.0% 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.