Blk 263 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520263 · D18
Median PSF · 12m
S$590
Median price · 12m
S$490K
Latest sale
S$560K
Jul 2026
1-year change
-2.5%
Sales · 12m
3
243 all time
Gross yield
6.71%
4 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
- +15.0%
- Annualised
- +5.8%
- Transactions
- 15
- 1 year
- -2.5%
- 3 years p.a.
- +5.9%
- 5 years p.a.
- +6.2%
- 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 263 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$590 | S$601 | -1.9% |
| Median price | S$490K | S$720K | -31.9% |
| Gross rental yield | 6.71% | 6.01% | +0.7 pts |
| 1-year price change | -2.5% | +0.7% | -3.2 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$2,870
Contracts · 12m
4
Implied annual rent
S$34K
Gross yield
6.71%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$2,850 |
| 4 ROOM | 2 | S$3,220 |
Investment analysis
Investment score 56 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
56/100
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.
- Price momentumweight 18%76
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%64
Gross yield against every other development in its segment.
- Locationweight 15%57
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 560 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 East MRT560 m
- Tampines MRT830 m
- Simei MRT1.2 km
Schools within 2 km
- Yumin Primary Schoolprimary240 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)260 m
- Chongzheng Primary Schoolprimary290 m
- Gongshang Primary Schoolprimary490 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)640 m
- Temasek Junior Collegemixed level (s1-jc2)710 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$560,000 | 1,130 sqft | S$495 | 01 TO 03 | 57 yr 4 mo |
| Mar 2026 | 3 ROOM | S$490,000 | 797 sqft | S$615 | 04 TO 06 | 57 yr 7 mo |
| Dec 2025 | 3 ROOM | S$470,000 | 797 sqft | S$590 | 04 TO 06 | 57 yr 10 mo |
| Mar 2025 | 4 ROOM | S$670,000 | 1,109 sqft | S$604 | 10 TO 12 | 58 yr 7 mo |
| Feb 2025 | 3 ROOM | S$483,000 | 797 sqft | S$606 | 07 TO 09 | 58 yr 9 mo |
| Sep 2024 | 4 ROOM | S$623,000 | 1,130 sqft | S$551 | 07 TO 09 | 59 yr 1 mo |
| Aug 2024 | 3 ROOM | S$462,888 | 797 sqft | S$581 | 07 TO 09 | 59 yr 2 mo |
| May 2023 | 3 ROOM | S$386,000 | 797 sqft | S$485 | 01 TO 03 | 60 yr 4 mo |
| Jan 2023 | 4 ROOM | S$562,000 | 1,130 sqft | S$497 | 10 TO 12 | 60 yr 10 mo |
| Nov 2022 | 3 ROOM | S$425,000 | 797 sqft | S$534 | 07 TO 09 | 60 yr 11 mo |
| Nov 2022 | 3 ROOM | S$412,800 | 797 sqft | S$518 | 07 TO 09 | 60 yr 11 mo |
| Nov 2022 | 3 ROOM | S$392,000 | 797 sqft | S$492 | 07 TO 09 | 60 yr 11 mo |
| May 2022 | 4 ROOM | S$500,000 | 1,109 sqft | S$451 | 04 TO 06 | 61 yr 4 mo |
| Sep 2021 | 4 ROOM | S$485,000 | 1,109 sqft | S$437 | 07 TO 09 | 62 yrs |
| Aug 2021 | 4 ROOM | S$470,000 | 1,109 sqft | S$424 | 01 TO 03 | 62 yr 2 mo |
| May 2021 | 4 ROOM | S$450,000 | 1,109 sqft | S$406 | 04 TO 06 | 62 yr 4 mo |
| Apr 2021 | 3 ROOM | S$358,888 | 797 sqft | S$451 | 07 TO 09 | 62 yr 8 mo |
| Feb 2021 | 3 ROOM | S$358,000 | 797 sqft | S$449 | 04 TO 06 | 62 yr 7 mo |
| Jan 2021 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 10 TO 12 | 62 yr 9 mo |
| Nov 2020 | 3 ROOM | S$315,000 | 797 sqft | S$395 | 01 TO 03 | 62 yr 11 mo |
| Sep 2020 | 4 ROOM | S$451,000 | 1,109 sqft | S$407 | 10 TO 12 | 63 yrs |
| Jul 2020 | 4 ROOM | S$460,000 | 1,109 sqft | S$415 | 07 TO 09 | 63 yr 2 mo |
| Jul 2019 | 3 ROOM | S$318,000 | 797 sqft | S$399 | 04 TO 06 | 64 yr 2 mo |
| Jan 2019 | 4 ROOM | S$400,000 | 1,130 sqft | S$354 | 01 TO 03 | 64 yr 8 mo |
| Oct 2018 | 4 ROOM | S$470,000 | 1,130 sqft | S$416 | 07 TO 09 | 65 yrs |
| Apr 2017 | 4 ROOM | S$390,000 | 1,195 sqft | S$326 | 01 TO 03 | 66 yr 5 mo |
| Aug 2016 | 3 ROOM | S$332,000 | 797 sqft | S$417 | 04 TO 06 | 67 yrs |
| Jul 2016 | 4 ROOM | S$420,000 | 1,109 sqft | S$379 | 01 TO 03 | 67 yrs |
| Jun 2016 | 3 ROOM | S$345,000 | 797 sqft | S$433 | 07 TO 09 | 67 yrs |
| Apr 2016 | 4 ROOM | S$467,000 | 1,109 sqft | S$421 | 04 TO 06 | 67 yrs |
| Jan 2016 | 4 ROOM | S$490,000 | 1,130 sqft | S$434 | 10 TO 12 | 67 yrs |
| Jan 2016 | 3 ROOM | S$355,000 | 797 sqft | S$446 | 07 TO 09 | 67 yrs |
| Aug 2015 | 3 ROOM | S$359,000 | 797 sqft | S$451 | 04 TO 06 | 68 yrs |
| Jun 2015 | 3 ROOM | S$341,000 | 797 sqft | S$428 | 04 TO 06 | 68 yrs |
| Sep 2014 | 4 ROOM | S$480,000 | 1,109 sqft | S$433 | 07 TO 09 | 68 yr 4 mo |
| Aug 2014 | 3 ROOM | S$368,000 | 797 sqft | S$462 | 07 TO 09 | 68 yr 5 mo |
| Jun 2014 | 3 ROOM | S$355,000 | 797 sqft | S$446 | 07 TO 09 | 68 yr 7 mo |
| Nov 2013 | 4 ROOM | S$499,000 | 1,109 sqft | S$450 | 07 TO 09 | 69 yr 2 mo |
| Aug 2013 | 3 ROOM | S$411,000 | 797 sqft | S$516 | 10 TO 12 | 69 yr 5 mo |
| Mar 2013 | 4 ROOM | S$487,000 | 1,130 sqft | S$431 | 01 TO 03 | 69 yr 10 mo |
Showing the 40 most recent of 243 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 264 Tampines St 21
S$541
—1 sales5.0% yield
Blk 261 Tampines St 21
S$584
-1.0%7 sales6.4% yield
Blk 217 Tampines St 23
S$619
-1.8%3 sales7.0% yield
Blk 265 Tampines St 21
S$552
-3.3%2 sales6.4% yield
Blk 257 Tampines St 21
S$526
-4.9%4 sales6.1% yield
Blk 202 Tampines St 21
S$572
+2.6%6 sales7.3% yield
Blk 218 Tampines St 24
S$589
-2.0%2 sales7.3% yield
Blk 266 Tampines St 21
S$613
+10.6%1 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.