Blk 270 Tampines St 21
TAMPINES ST 21 · TAMPINES · Singapore 520270 · D18
Median PSF · 12m
S$586
Median price · 12m
S$564K
Latest sale
S$650K
Apr 2026
1-year change
-0.3%
Sales · 12m
4
386 all time
Gross yield
7.09%
9 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
- +45.3%
- Annualised
- +9.2%
- Transactions
- 55
- 1 year
- -0.3%
- 3 years p.a.
- +4.3%
- 5 years p.a.
- +8.4%
- Median size
- 807 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 270 Tampines St 21 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$586 | S$601 | -2.5% |
| Median price | S$564K | S$720K | -21.7% |
| Gross rental yield | 7.09% | 5.99% | +1.1 pts |
| 1-year price change | -0.3% | +0.4% | -0.8 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$2,900
Contracts · 12m
9
Implied annual rent
S$35K
Gross yield
7.09%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 7 | S$2,900 |
| 4 ROOM | 2 | S$3,650 |
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.
- Rental yieldweight 20%74
Gross yield against every other development in its segment.
- Price momentumweight 18%55
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%48
How its median price per square foot compares with its own district.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 750 m.
- 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 MRT750 m
- Simei MRT1.0 km
- Tampines East MRT1.0 km
- Tampines West MRT1.2 km
Schools within 2 km
- Yumin Primary Schoolprimary280 m
- Chongzheng Primary Schoolprimary330 m
- Tampines Secondary Schoolsecondary (s1-s5)490 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)510 m
- Tampines Primary Schoolprimary520 m
- Gongshang Primary Schoolprimary850 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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | S$650,000 | 1,119 sqft | S$581 | 07 TO 09 | 58 yr 8 mo |
| Apr 2026 | 4 ROOM | S$650,000 | 1,119 sqft | S$581 | 07 TO 09 | 58 yr 8 mo |
| Mar 2026 | 3 ROOM | S$478,000 | 807 sqft | S$592 | 04 TO 06 | 58 yr 9 mo |
| Mar 2026 | 3 ROOM | S$478,000 | 807 sqft | S$592 | 04 TO 06 | 58 yr 9 mo |
| May 2025 | 3 ROOM | S$490,000 | 807 sqft | S$607 | 04 TO 06 | 59 yr 8 mo |
| May 2025 | 3 ROOM | S$490,000 | 807 sqft | S$607 | 04 TO 06 | 59 yr 8 mo |
| Feb 2025 | 3 ROOM | S$508,000 | 850 sqft | S$597 | 07 TO 09 | 59 yr 11 mo |
| Feb 2025 | 3 ROOM | S$508,000 | 850 sqft | S$597 | 07 TO 09 | 59 yr 11 mo |
| Feb 2025 | 3 ROOM | S$500,888 | 872 sqft | S$574 | 07 TO 09 | 59 yr 11 mo |
| Feb 2025 | 3 ROOM | S$500,888 | 872 sqft | S$574 | 07 TO 09 | 59 yr 11 mo |
| Dec 2024 | 3 ROOM | S$475,000 | 807 sqft | S$588 | 01 TO 03 | 60 yr 1 mo |
| Dec 2024 | 3 ROOM | S$475,000 | 807 sqft | S$588 | 01 TO 03 | 60 yr 1 mo |
| Dec 2024 | 3 ROOM | S$460,000 | 850 sqft | S$541 | 01 TO 03 | 60 yr 2 mo |
| Dec 2024 | 3 ROOM | S$460,000 | 850 sqft | S$541 | 01 TO 03 | 60 yr 2 mo |
| Jul 2024 | 4 ROOM | S$566,000 | 1,119 sqft | S$506 | 04 TO 06 | 60 yr 5 mo |
| Jul 2024 | 4 ROOM | S$566,000 | 1,119 sqft | S$506 | 04 TO 06 | 60 yr 5 mo |
| Jun 2024 | 3 ROOM | S$440,888 | 807 sqft | S$546 | 04 TO 06 | 60 yr 7 mo |
| Jun 2024 | 3 ROOM | S$440,888 | 807 sqft | S$546 | 04 TO 06 | 60 yr 7 mo |
| May 2024 | 3 ROOM | S$455,000 | 807 sqft | S$564 | 01 TO 03 | 60 yr 8 mo |
| May 2024 | 3 ROOM | S$455,000 | 807 sqft | S$564 | 01 TO 03 | 60 yr 8 mo |
| May 2024 | 3 ROOM | S$452,000 | 807 sqft | S$560 | 10 TO 12 | 60 yr 8 mo |
| May 2024 | 3 ROOM | S$452,000 | 807 sqft | S$560 | 10 TO 12 | 60 yr 8 mo |
| Feb 2024 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 04 TO 06 | 60 yr 11 mo |
| Feb 2024 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 04 TO 06 | 60 yr 11 mo |
| Sep 2023 | 3 ROOM | S$440,000 | 850 sqft | S$517 | 04 TO 06 | 61 yr 4 mo |
| Sep 2023 | 3 ROOM | S$440,000 | 850 sqft | S$517 | 04 TO 06 | 61 yr 4 mo |
| Sep 2023 | 3 ROOM | S$420,000 | 807 sqft | S$520 | 04 TO 06 | 61 yr 4 mo |
| Sep 2023 | 3 ROOM | S$420,000 | 807 sqft | S$520 | 04 TO 06 | 61 yr 4 mo |
| Apr 2023 | 4 ROOM | S$588,000 | 1,249 sqft | S$471 | 01 TO 03 | 61 yr 9 mo |
| Apr 2023 | 4 ROOM | S$588,000 | 1,249 sqft | S$471 | 01 TO 03 | 61 yr 9 mo |
| Mar 2023 | 4 ROOM | S$600,000 | 1,249 sqft | S$481 | 07 TO 09 | 61 yr 9 mo |
| Mar 2023 | 4 ROOM | S$600,000 | 1,249 sqft | S$481 | 07 TO 09 | 61 yr 9 mo |
| Mar 2023 | 4 ROOM | S$570,000 | 1,238 sqft | S$460 | 07 TO 09 | 61 yr 9 mo |
| Mar 2023 | 4 ROOM | S$570,000 | 1,238 sqft | S$460 | 07 TO 09 | 61 yr 9 mo |
| Mar 2023 | 3 ROOM | S$438,000 | 850 sqft | S$515 | 07 TO 09 | 61 yr 9 mo |
| Mar 2023 | 3 ROOM | S$438,000 | 850 sqft | S$515 | 07 TO 09 | 61 yr 9 mo |
| Feb 2023 | 3 ROOM | S$440,000 | 850 sqft | S$517 | 07 TO 09 | 61 yr 11 mo |
| Feb 2023 | 3 ROOM | S$440,000 | 850 sqft | S$517 | 07 TO 09 | 61 yr 11 mo |
| Oct 2022 | 3 ROOM | S$395,000 | 850 sqft | S$465 | 01 TO 03 | 62 yr 3 mo |
| Oct 2022 | 3 ROOM | S$395,000 | 850 sqft | S$465 | 01 TO 03 | 62 yr 3 mo |
Showing the 40 most recent of 386 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 271 Tampines St 21
S$557
-2.5%8 sales6.5% yield
Blk 163 Tampines St 12
S$582
+1.6%4 sales5.7% yield
Blk 269 Tampines St 21
S$574
-1.1%4 sales7.5% yield
Blk 267 Tampines St 21
S$590
+9.2%14 sales7.3% yield
Blk 107 Tampines St 11
S$563
+5.7%4 sales6.6% yield
Blk 162 Tampines St 12
S$580
+0.4%6 sales6.0% yield
Blk 272 Tampines St 22
S$538
-2.9%8 sales6.6% yield
Blk 108 Tampines St 11
S$572
+1.3%8 sales6.3% 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.