Blk 260 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520260 · D18
Median PSF · 12m
S$538
Median price · 12m
S$770K
Latest sale
S$770K
May 2026
1-year change
—
Sales · 12m
3
107 all time
Gross yield
5.57%
2 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
- +28.4%
- Annualised
- +13.3%
- Transactions
- 10
- 1 year
- —
- 3 years p.a.
- +3.2%
- 5 years p.a.
- +7.1%
- Median size
- 1,432 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 260 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$538 | S$601 | -10.5% |
| Median price | S$770K | S$720K | +6.9% |
| Gross rental yield | 5.57% | 6.01% | -0.4 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 11% 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$3,250
Contracts · 12m
2
Implied annual rent
S$39K
Gross yield
5.57%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,250 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%53
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 600 m.
- Price momentumweight 18%36
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%27
Gross yield against every other development in its segment.
- 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 East MRT600 m
- Tampines MRT700 m
- Simei MRT1.4 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)140 m
- Gongshang Primary Schoolprimary310 m
- Yumin Primary Schoolprimary370 m
- Chongzheng Primary Schoolprimary460 m
- Tampines North Primary Schoolprimary670 m
- Temasek Junior Collegemixed level (s1-jc2)740 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 | 5 ROOM | S$770,000 | 1,432 sqft | S$538 | 07 TO 09 | 57 yr 6 mo |
| Apr 2026 | 5 ROOM | S$765,000 | 1,432 sqft | S$534 | 04 TO 06 | 57 yr 6 mo |
| Jan 2026 | 5 ROOM | S$780,000 | 1,432 sqft | S$545 | 04 TO 06 | 57 yr 10 mo |
| Apr 2024 | 5 ROOM | S$718,000 | 1,432 sqft | S$502 | 07 TO 09 | 59 yr 7 mo |
| Feb 2024 | 5 ROOM | S$630,000 | 1,432 sqft | S$440 | 01 TO 03 | 59 yr 9 mo |
| Apr 2023 | 5 ROOM | S$700,000 | 1,432 sqft | S$489 | 10 TO 12 | 60 yr 6 mo |
| Aug 2022 | 5 ROOM | S$660,000 | 1,432 sqft | S$461 | 01 TO 03 | 61 yr 3 mo |
| Jul 2022 | 5 ROOM | S$630,000 | 1,432 sqft | S$440 | 04 TO 06 | 61 yr 3 mo |
| Mar 2022 | 4 ROOM | S$505,000 | 1,109 sqft | S$455 | 10 TO 12 | 61 yr 7 mo |
| Nov 2021 | 4 ROOM | S$463,000 | 1,109 sqft | S$418 | 10 TO 12 | 62 yrs |
| Jan 2021 | 5 ROOM | S$570,000 | 1,432 sqft | S$398 | 07 TO 09 | 62 yr 10 mo |
| Jan 2021 | 5 ROOM | S$525,000 | 1,432 sqft | S$367 | 04 TO 06 | 62 yr 10 mo |
| Sep 2020 | 5 ROOM | S$518,000 | 1,432 sqft | S$362 | 04 TO 06 | 63 yr 1 mo |
| Jun 2020 | 5 ROOM | S$538,000 | 1,432 sqft | S$376 | 04 TO 06 | 63 yr 6 mo |
| Dec 2019 | 5 ROOM | S$532,500 | 1,432 sqft | S$372 | 04 TO 06 | 63 yr 10 mo |
| Sep 2019 | 5 ROOM | S$515,000 | 1,432 sqft | S$360 | 04 TO 06 | 64 yr 1 mo |
| Nov 2017 | 5 ROOM | S$540,000 | 1,432 sqft | S$377 | 04 TO 06 | 65 yr 11 mo |
| Feb 2016 | 5 ROOM | S$548,000 | 1,432 sqft | S$383 | 07 TO 09 | 67 yrs |
| Nov 2015 | 5 ROOM | S$520,000 | 1,432 sqft | S$363 | 07 TO 09 | 68 yrs |
| May 2015 | 5 ROOM | S$523,000 | 1,432 sqft | S$365 | 07 TO 09 | 68 yrs |
| Oct 2014 | 5 ROOM | S$580,000 | 1,432 sqft | S$405 | 04 TO 06 | 68 yr 3 mo |
| Sep 2014 | 5 ROOM | S$540,000 | 1,432 sqft | S$377 | 07 TO 09 | 68 yr 4 mo |
| Aug 2014 | 5 ROOM | S$530,000 | 1,432 sqft | S$370 | 04 TO 06 | 68 yr 5 mo |
| Aug 2012 | 5 ROOM | S$578,000 | 1,432 sqft | S$404 | 01 TO 03 | 70 yr 5 mo |
| Jan 2012 | 5 ROOM | S$555,000 | 1,432 sqft | S$388 | 07 TO 09 | 71 yrs |
| Oct 2011 | 5 ROOM | S$537,000 | 1,432 sqft | S$375 | 01 TO 03 | 71 yr 3 mo |
| Jan 2011 | 5 ROOM | S$468,000 | 1,432 sqft | S$327 | 01 TO 03 | 72 yrs |
| Nov 2010 | 4 ROOM | S$453,000 | 1,109 sqft | S$409 | 10 TO 12 | 72 yr 2 mo |
| Dec 2009 | 5 ROOM | S$395,000 | 1,432 sqft | S$276 | 01 TO 03 | 73 yr 1 mo |
| Sep 2009 | 5 ROOM | S$421,800 | 1,432 sqft | S$295 | 07 TO 09 | 73 yr 4 mo |
| Jul 2007 | 5 ROOM | S$365,000 | 1,432 sqft | S$255 | 04 TO 06 | 75 yr 6 mo |
| Jun 2007 | 5 ROOM | S$313,000 | 1,432 sqft | S$219 | 04 TO 06 | 75 yr 7 mo |
| Aug 2006 | 5 ROOM | S$295,000 | 1,432 sqft | S$206 | 04 TO 06 | 76 yr 5 mo |
| Jun 2006 | 4 ROOM | S$268,000 | 1,109 sqft | S$242 | 10 TO 12 | 76 yr 7 mo |
| Sep 2005 | 5 ROOM | S$305,000 | 1,432 sqft | S$213 | 04 TO 06 | 77 yr 4 mo |
| May 2005 | 5 ROOM | S$295,000 | 1,432 sqft | S$206 | 07 TO 09 | 77 yr 8 mo |
| Apr 2005 | 4 ROOM | S$255,000 | 1,109 sqft | S$230 | 04 TO 06 | 77 yr 9 mo |
| Mar 2004 | 5 ROOM | S$323,000 | 1,432 sqft | S$226 | 01 TO 03 | 78 yr 10 mo |
| Dec 2003 | 4 ROOM | S$248,500 | 1,109 sqft | S$224 | 04 TO 06 | 79 yr 1 mo |
| Jan 2003 | 5 ROOM | S$333,000 | 1,432 sqft | S$233 | 07 TO 09 | 80 yrs |
Showing the 40 most recent of 107 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 259 Tampines St 21
S$536
-8.3%3 sales6.7% yield
Blk 257 Tampines St 21
S$526
-4.9%4 sales6.1% yield
Blk 261 Tampines St 21
S$584
-1.0%7 sales6.4% yield
Blk 230B Tampines St 24
S$563
—1 sales6.7% yield
Blk 230C Tampines St 24
S$560
—1 sales5.6% yield
Blk 231 Tampines St 21
S$553
—1 sales
Blk 230J Tampines St 21
S$560
—1 sales5.7% yield
Blk 263 Tampines St 21
S$590
-2.5%3 sales6.7% 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.