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SG Property Intel
HDB99-yearBuilt 1983Outside Central RegionInvestment score 51

Blk 265 Tampines St 21

TAMPINES ST 21 · TAMPINES · Singapore 520265 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$552

Median price · 12m

S$618K

Latest sale

S$615K

Apr 2026

1-year change

-3.3%

Sales · 12m

2

217 all time

Gross yield

6.36%

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
+31.5%
Annualised
+7.6%
Transactions
25
1 year
-3.3%
3 years p.a.
+4.7%
5 years p.a.
+5.6%
Median size
974 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.

District analytics
MeasureBlk 265 Tampines St 21D18 medianDifference
Median PSFS$552S$601-8.3%
Median priceS$618KS$720K-14.2%
Gross rental yield6.36%6.01%+0.3 pts
1-year price change-3.3%+0.7%-4.0 pts

This development trades about 8% 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$2,350

Contracts · 12m

2

Implied annual rent

S$28K

Gross yield

6.36%

Unit typeContractsMedian rent
4 ROOM1S$3,200
3 ROOM1S$1,500

Investment analysis

Investment score 51 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

51/100

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%67

    How its median price per square foot compares with its own district.

  • Price momentumweight 18%60

    Three-year annualised change in median PSF, or one year where three is unavailable.

  • Rental yieldweight 20%54

    Gross yield against every other development in its segment.

  • Liquidityweight 15%45

    Transactions in the last 12 months — how easily it trades.

  • Locationweight 15%45

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 700 m.

  • 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 MRT700 m
  • Tampines MRT750 m
  • Simei MRT1.2 km

Schools within 2 km

  • Yumin Primary Schoolprimary130 m
  • Chongzheng Primary Schoolprimary230 m
  • Pasir Ris Secondary Schoolsecondary (s1-s5)240 m
  • Gongshang Primary Schoolprimary550 m
  • Tampines Secondary Schoolsecondary (s1-s5)750 m
  • Tampines Primary Schoolprimary750 m

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.

The record

Transactions at this development

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Apr 20264 ROOMS$615,0001,109 sqftS$55504 TO 0657 yr 6 mo
Dec 20254 ROOMS$620,0001,130 sqftS$54907 TO 0957 yr 9 mo
Jun 20254 ROOMS$645,0001,109 sqftS$58207 TO 0958 yr 3 mo
Jun 20254 ROOMS$630,0001,109 sqftS$56804 TO 0658 yr 4 mo
Jun 20253 ROOMS$488,000797 sqftS$61301 TO 0358 yr 3 mo
Dec 20243 ROOMS$478,888840 sqftS$57007 TO 0958 yr 11 mo
Nov 20244 ROOMS$633,0001,130 sqftS$56007 TO 0958 yr 11 mo
Oct 20243 ROOMS$508,500797 sqftS$63810 TO 1259 yrs
Apr 20244 ROOMS$628,0001,130 sqftS$55610 TO 1259 yr 6 mo
Apr 20243 ROOMS$445,000840 sqftS$53004 TO 0659 yr 6 mo
Oct 20233 ROOMS$427,000797 sqftS$53607 TO 0959 yr 11 mo
Aug 20234 ROOMS$540,0001,130 sqftS$47801 TO 0360 yr 2 mo
Jun 20234 ROOMS$545,0001,130 sqftS$48204 TO 0660 yr 4 mo
Jun 20234 ROOMS$535,8881,130 sqftS$47401 TO 0360 yr 4 mo
Apr 20234 ROOMS$488,8881,130 sqftS$43304 TO 0660 yr 5 mo
Mar 20233 ROOMS$418,000797 sqftS$52504 TO 0660 yr 7 mo
Dec 20223 ROOMS$410,000797 sqftS$51510 TO 1260 yr 10 mo
Sep 20223 ROOMS$410,000797 sqftS$51504 TO 0661 yr 1 mo
Jun 20223 ROOMS$395,000797 sqftS$49607 TO 0961 yr 4 mo
Mar 20223 ROOMS$430,000797 sqftS$54010 TO 1261 yr 7 mo
Feb 20224 ROOMS$485,0001,109 sqftS$43704 TO 0661 yr 8 mo
Jan 20223 ROOMS$397,000797 sqftS$49807 TO 0961 yr 8 mo
Dec 20214 ROOMS$436,0001,109 sqftS$39304 TO 0661 yr 9 mo
Oct 20213 ROOMS$313,000797 sqftS$39301 TO 0362 yrs
May 20213 ROOMS$336,000797 sqftS$42201 TO 0362 yr 5 mo
Oct 20204 ROOMS$462,0001,109 sqftS$41707 TO 0963 yrs
Dec 20194 ROOMS$450,0001,109 sqftS$40607 TO 0963 yr 10 mo
Sep 20194 ROOMS$415,0001,109 sqftS$37404 TO 0664 yrs
Sep 20194 ROOMS$400,0001,109 sqftS$36107 TO 0964 yrs
Jun 20194 ROOMS$369,8001,109 sqftS$33404 TO 0664 yr 4 mo
Jun 20193 ROOMS$318,000797 sqftS$39901 TO 0364 yr 4 mo
Apr 20194 ROOMS$430,0001,130 sqftS$38004 TO 0664 yr 5 mo
Mar 20193 ROOMS$325,000797 sqftS$40810 TO 1264 yr 6 mo
Jul 20183 ROOMS$345,000840 sqftS$41104 TO 0665 yr 3 mo
May 20184 ROOMS$465,0001,130 sqftS$41110 TO 1265 yr 4 mo
May 20184 ROOMS$441,8881,130 sqftS$39107 TO 0965 yr 4 mo
Mar 20184 ROOMS$465,0001,130 sqftS$41110 TO 1265 yr 6 mo
Sep 20174 ROOMS$440,0001,109 sqftS$39704 TO 0666 yrs
May 20174 ROOMS$442,0001,109 sqftS$39907 TO 0966 yr 4 mo
Apr 20164 ROOMS$458,0001,109 sqftS$41304 TO 0667 yrs

Showing the 40 most recent of 217 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 266 Tampines St 21

S$613

+10.6%1 sales6.7% yield

Blk 264 Tampines St 21

S$541

—1 sales5.0% yield

Blk 254 Tampines St 21

S$538

—1 sales5.8% yield

Blk 263 Tampines St 21

S$590

-2.5%3 sales6.7% yield

Blk 257 Tampines St 21

S$526

-4.9%4 sales6.1% yield

Blk 250 Tampines St 21

S$590

+5.3%7 sales7.0% yield

Blk 249 Tampines St 21

S$552

-4.5%2 sales7.3% yield

Blk 205 Tampines St 21

S$560

-3.9%2 sales6.8% yield

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

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.