Blk 261 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520261 · D18
Median PSF · 12m
S$566
Median price · 12m
S$500K
Latest sale
S$455K
Oct 2026
1-year change
-4.1%
Sales · 12m
18
212 all time
Gross yield
6.28%
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
- +10.7%
- Annualised
- +3.8%
- Transactions
- 41
- 1 year
- -4.1%
- 3 years p.a.
- +3.0%
- 5 years p.a.
- +6.1%
- Median size
- 840 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 261 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$566 | S$601 | -5.8% |
| Median price | S$500K | S$720K | -30.6% |
| Gross rental yield | 6.28% | 5.99% | +0.3 pts |
| 1-year price change | -4.1% | +0.4% | -4.5 pts |
This development trades about 6% 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$2,800
Contracts · 12m
3
Implied annual rent
S$34K
Gross yield
6.28%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,800 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
54/100
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%97
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 520 m.
- Valuationweight 22%59
How its median price per square foot compares with its own district.
- Rental yieldweight 20%51
Gross yield against every other development in its segment.
- Price momentumweight 18%35
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%11
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 MRT520 m
- Tampines MRT800 m
- Simei MRT1.3 km
Schools within 2 km
- Pasir Ris Secondary Schoolsecondary (s1-s5)220 m
- Yumin Primary Schoolprimary340 m
- Gongshang Primary Schoolprimary390 m
- Chongzheng Primary Schoolprimary400 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)640 m
- Temasek Junior Collegemixed level (s1-jc2)670 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$455,000 | 840 sqft | S$542 | 07 TO 09 | 57 yrs |
| Oct 2026 | 3 ROOM | S$455,000 | 840 sqft | S$542 | 07 TO 09 | 57 yrs |
| Sep 2026 | 4 ROOM | S$640,000 | 1,130 sqft | S$566 | 10 TO 12 | 57 yr 1 mo |
| Sep 2026 | 4 ROOM | S$640,000 | 1,130 sqft | S$566 | 10 TO 12 | 57 yr 1 mo |
| Sep 2026 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 04 TO 06 | 57 yr 1 mo |
| Sep 2026 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 04 TO 06 | 57 yr 1 mo |
| Jun 2026 | 4 ROOM | S$590,000 | 1,130 sqft | S$522 | 01 TO 03 | 57 yr 3 mo |
| Jun 2026 | 4 ROOM | S$590,000 | 1,130 sqft | S$522 | 01 TO 03 | 57 yr 3 mo |
| Jun 2026 | 3 ROOM | S$460,000 | 840 sqft | S$548 | 01 TO 03 | 57 yr 3 mo |
| Jun 2026 | 3 ROOM | S$460,000 | 840 sqft | S$548 | 01 TO 03 | 57 yr 3 mo |
| May 2026 | 4 ROOM | S$573,888 | 1,109 sqft | S$518 | 04 TO 06 | 57 yr 5 mo |
| May 2026 | 4 ROOM | S$573,888 | 1,109 sqft | S$518 | 04 TO 06 | 57 yr 5 mo |
| Apr 2026 | 3 ROOM | S$500,000 | 840 sqft | S$596 | 04 TO 06 | 57 yr 6 mo |
| Apr 2026 | 3 ROOM | S$500,000 | 840 sqft | S$596 | 04 TO 06 | 57 yr 6 mo |
| Jan 2026 | 4 ROOM | S$660,000 | 1,130 sqft | S$584 | 07 TO 09 | 57 yr 9 mo |
| Jan 2026 | 4 ROOM | S$660,000 | 1,130 sqft | S$584 | 07 TO 09 | 57 yr 9 mo |
| Jan 2026 | 3 ROOM | S$485,000 | 797 sqft | S$609 | 07 TO 09 | 57 yr 9 mo |
| Jan 2026 | 3 ROOM | S$485,000 | 797 sqft | S$609 | 07 TO 09 | 57 yr 9 mo |
| Jun 2025 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 01 TO 03 | 58 yr 4 mo |
| Jun 2025 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 01 TO 03 | 58 yr 4 mo |
| May 2025 | 4 ROOM | S$668,000 | 1,130 sqft | S$591 | 10 TO 12 | 58 yr 5 mo |
| May 2025 | 4 ROOM | S$668,000 | 1,130 sqft | S$591 | 10 TO 12 | 58 yr 5 mo |
| Nov 2024 | 4 ROOM | S$600,000 | 1,109 sqft | S$541 | 07 TO 09 | 59 yrs |
| Nov 2024 | 4 ROOM | S$600,000 | 1,109 sqft | S$541 | 07 TO 09 | 59 yrs |
| Dec 2023 | 3 ROOM | S$417,000 | 797 sqft | S$524 | 01 TO 03 | 59 yr 10 mo |
| Dec 2023 | 3 ROOM | S$417,000 | 797 sqft | S$524 | 01 TO 03 | 59 yr 10 mo |
| Nov 2023 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 04 TO 06 | 59 yr 11 mo |
| Nov 2023 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 04 TO 06 | 59 yr 11 mo |
| Oct 2023 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 07 TO 09 | 60 yrs |
| Oct 2023 | 4 ROOM | S$550,000 | 1,109 sqft | S$496 | 07 TO 09 | 60 yrs |
| Jun 2023 | 4 ROOM | S$580,000 | 1,173 sqft | S$494 | 07 TO 09 | 60 yr 4 mo |
| Jun 2023 | 4 ROOM | S$580,000 | 1,173 sqft | S$494 | 07 TO 09 | 60 yr 4 mo |
| Jun 2023 | 3 ROOM | S$445,000 | 797 sqft | S$559 | 07 TO 09 | 60 yr 4 mo |
| Jun 2023 | 3 ROOM | S$445,000 | 797 sqft | S$559 | 07 TO 09 | 60 yr 4 mo |
| Mar 2023 | 3 ROOM | S$435,000 | 840 sqft | S$518 | 07 TO 09 | 60 yr 7 mo |
| Mar 2023 | 3 ROOM | S$435,000 | 840 sqft | S$518 | 07 TO 09 | 60 yr 7 mo |
| Jan 2023 | 3 ROOM | S$413,888 | 797 sqft | S$520 | 07 TO 09 | 60 yr 10 mo |
| Jan 2023 | 3 ROOM | S$413,888 | 797 sqft | S$520 | 07 TO 09 | 60 yr 10 mo |
| Aug 2022 | 4 ROOM | S$545,000 | 1,130 sqft | S$482 | 10 TO 12 | 61 yr 2 mo |
| Aug 2022 | 4 ROOM | S$545,000 | 1,130 sqft | S$482 | 10 TO 12 | 61 yr 2 mo |
Showing the 40 most recent of 212 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 262 Tampines St 21
S$615
+14.2%2 sales7.0% yield
Blk 217 Tampines St 23
S$622
-2.5%10 sales7.0% yield
Blk 260 Tampines St 21
S$538
—6 sales5.6% yield
Blk 263 Tampines St 21
S$590
-2.5%6 sales6.7% yield
Blk 230B Tampines St 24
S$563
—2 sales6.7% yield
Blk 257 Tampines St 21
S$519
-4.1%10 sales6.1% yield
Blk 230C Tampines St 24
S$560
—2 sales5.6% yield
Blk 259 Tampines St 21
S$536
-8.3%8 sales6.5% 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.