Blk 276 Tampines St 22
TAMPINES ST 22 · TAMPINES · Singapore 520276 · D18
Median PSF · 12m
S$569
Median price · 12m
S$541K
Latest sale
S$592K
Jan 2026
1-year change
+2.2%
Sales · 12m
2
165 all time
Gross yield
7.65%
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
- +53.5%
- Annualised
- +13.0%
- Transactions
- 16
- 1 year
- +2.2%
- 3 years p.a.
- +4.7%
- 5 years p.a.
- +6.6%
- Median size
- 990 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 276 Tampines St 22 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$569 | S$601 | -5.3% |
| Median price | S$541K | S$720K | -24.9% |
| Gross rental yield | 7.65% | 6.01% | +1.6 pts |
| 1-year price change | +2.2% | +0.7% | +1.5 pts |
This development trades about 5% 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$3,000
Contracts · 12m
3
Implied annual rent
S$36K
Gross yield
7.65%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$2,875 |
| 4 ROOM | 1 | S$4,000 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
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%85
Gross yield against every other development in its segment.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%57
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%43
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 640 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
- Simei MRT640 m
- Tampines MRT1.1 km
- Tampines East MRT1.1 km
- Upper Changi MRT1.4 km
Schools within 2 km
- Chongzheng Primary Schoolprimary370 m
- Yumin Primary Schoolprimary430 m
- Tampines Secondary Schoolsecondary (s1-s5)740 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)780 m
- Tampines Primary Schoolprimary780 m
- Changkat Primary Schoolprimary820 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 4 ROOM | S$592,000 | 1,130 sqft | S$524 | 01 TO 03 | 58 yrs |
| Oct 2025 | 3 ROOM | S$490,000 | 797 sqft | S$615 | 10 TO 12 | 58 yr 2 mo |
| May 2025 | 3 ROOM | S$480,000 | 861 sqft | S$557 | 01 TO 03 | 58 yr 7 mo |
| Sep 2024 | 4 ROOM | S$550,000 | 1,130 sqft | S$487 | 07 TO 09 | 59 yr 4 mo |
| Aug 2024 | 4 ROOM | S$600,000 | 1,141 sqft | S$526 | 07 TO 09 | 59 yr 5 mo |
| Oct 2023 | 3 ROOM | S$415,000 | 797 sqft | S$521 | 07 TO 09 | 60 yr 3 mo |
| Sep 2023 | 4 ROOM | S$510,000 | 1,130 sqft | S$451 | 07 TO 09 | 60 yr 5 mo |
| Aug 2023 | 4 ROOM | S$560,000 | 1,130 sqft | S$495 | 07 TO 09 | 60 yr 6 mo |
| Jun 2023 | 3 ROOM | S$405,000 | 797 sqft | S$508 | 01 TO 03 | 60 yr 7 mo |
| Mar 2023 | 3 ROOM | S$400,000 | 797 sqft | S$502 | 07 TO 09 | 60 yr 9 mo |
| Oct 2022 | 4 ROOM | S$530,000 | 1,119 sqft | S$473 | 07 TO 09 | 61 yr 3 mo |
| Sep 2022 | 4 ROOM | S$518,000 | 1,119 sqft | S$463 | 04 TO 06 | 61 yr 4 mo |
| Jun 2022 | 3 ROOM | S$378,000 | 797 sqft | S$475 | 07 TO 09 | 61 yr 7 mo |
| Dec 2021 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 04 TO 06 | 62 yr 1 mo |
| Sep 2021 | 3 ROOM | S$370,000 | 797 sqft | S$465 | 07 TO 09 | 62 yr 4 mo |
| Jan 2021 | 4 ROOM | S$382,000 | 1,119 sqft | S$341 | 04 TO 06 | 63 yrs |
| Dec 2020 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 07 TO 09 | 63 yr 1 mo |
| Dec 2019 | 3 ROOM | S$295,000 | 797 sqft | S$370 | 01 TO 03 | 64 yrs |
| Sep 2019 | 3 ROOM | S$308,000 | 797 sqft | S$387 | 07 TO 09 | 64 yr 3 mo |
| Aug 2019 | 4 ROOM | S$375,000 | 1,119 sqft | S$335 | 04 TO 06 | 64 yr 5 mo |
| Jun 2019 | 4 ROOM | S$408,000 | 1,173 sqft | S$348 | 01 TO 03 | 64 yr 6 mo |
| May 2019 | 3 ROOM | S$305,000 | 797 sqft | S$383 | 04 TO 06 | 64 yr 7 mo |
| Mar 2019 | 3 ROOM | S$348,000 | 840 sqft | S$414 | 07 TO 09 | 64 yr 9 mo |
| Feb 2018 | 4 ROOM | S$440,000 | 1,141 sqft | S$386 | 10 TO 12 | 65 yr 10 mo |
| Nov 2017 | 3 ROOM | S$362,500 | 797 sqft | S$455 | 04 TO 06 | 66 yr 1 mo |
| Sep 2017 | 4 ROOM | S$410,000 | 1,119 sqft | S$366 | 04 TO 06 | 66 yr 3 mo |
| Jun 2016 | 4 ROOM | S$423,000 | 1,130 sqft | S$374 | 04 TO 06 | 67 yrs |
| May 2016 | 3 ROOM | S$325,000 | 797 sqft | S$408 | 07 TO 09 | 67 yrs |
| Jan 2016 | 4 ROOM | S$420,000 | 1,130 sqft | S$372 | 04 TO 06 | 67 yrs |
| Nov 2015 | 4 ROOM | S$408,888 | 1,130 sqft | S$362 | 01 TO 03 | 68 yrs |
| Jul 2015 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 07 TO 09 | 68 yrs |
| Jun 2015 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 07 TO 09 | 68 yrs |
| Oct 2014 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 01 TO 03 | 68 yr 3 mo |
| Mar 2014 | 4 ROOM | S$413,888 | 1,130 sqft | S$366 | 07 TO 09 | 68 yr 10 mo |
| Nov 2012 | 4 ROOM | S$470,000 | 1,130 sqft | S$416 | 07 TO 09 | 70 yr 2 mo |
| Nov 2012 | 3 ROOM | S$380,000 | 840 sqft | S$453 | 04 TO 06 | 70 yr 2 mo |
| Aug 2012 | 3 ROOM | S$397,000 | 797 sqft | S$498 | 10 TO 12 | 70 yr 5 mo |
| May 2012 | 3 ROOM | S$347,000 | 797 sqft | S$436 | 01 TO 05 | 70 yr 8 mo |
| Apr 2012 | 3 ROOM | S$363,000 | 797 sqft | S$456 | 06 TO 10 | 70 yr 9 mo |
| Mar 2012 | 3 ROOM | S$388,000 | 797 sqft | S$487 | 06 TO 10 | 70 yr 10 mo |
Showing the 40 most recent of 165 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 275 Tampines St 22
S$579
-0.7%5 sales6.9% yield
Blk 277 Tampines St 22
S$536
-0.9%3 sales7.1% yield
Blk 278 Tampines St 22
S$498
-12.7%3 sales6.7% yield
Blk 274 Tampines St 22
S$611
+5.4%1 sales6.8% yield
Blk 125 Tampines St 11
S$571
-0.3%2 sales4.5% yield
Blk 279 Tampines St 22
S$481
-0.0%5 sales5.6% yield
Blk 126 Tampines St 11
S$506
-4.0%1 sales5.5% yield
Blk 272 Tampines St 22
S$567
+2.3%2 sales6.6% 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.