Blk 277 Tampines St 22
TAMPINES ST 22 · TAMPINES · Singapore 520277 · D18
Median PSF · 12m
S$536
Median price · 12m
S$600K
Latest sale
S$600K
Jul 2026
1-year change
-0.9%
Sales · 12m
3
250 all time
Gross yield
7.10%
5 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
- +25.6%
- Annualised
- +7.3%
- Transactions
- 21
- 1 year
- -0.9%
- 3 years p.a.
- +3.7%
- 5 years p.a.
- +7.1%
- Median size
- 1,119 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 277 Tampines St 22 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$536 | S$601 | -10.9% |
| Median price | S$600K | S$720K | -16.7% |
| Gross rental yield | 7.10% | 6.01% | +1.1 pts |
| 1-year price change | -0.9% | +0.7% | -1.6 pts |
This development trades about 11% 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$2,900
Contracts · 12m
5
Implied annual rent
S$35K
Gross yield
7.10%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,800 |
| 4 ROOM | 2 | S$3,475 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
57/100
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%75
How its median price per square foot compares with its own district.
- Rental yieldweight 20%74
Gross yield against every other development in its segment.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%46
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 590 m.
- Price momentumweight 18%44
Three-year annualised change in median PSF, or one year where three is unavailable.
- 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 MRT590 m
- Tampines East MRT1.1 km
- Tampines MRT1.1 km
- Upper Changi MRT1.3 km
Schools within 2 km
- Chongzheng Primary Schoolprimary380 m
- Yumin Primary Schoolprimary450 m
- Changkat Primary Schoolprimary790 m
- Tampines Secondary Schoolsecondary (s1-s5)800 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)810 m
- Tampines 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 07 TO 09 | 57 yr 7 mo |
| Mar 2026 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 07 TO 09 | 57 yr 11 mo |
| Nov 2025 | 4 ROOM | S$640,000 | 1,130 sqft | S$566 | 07 TO 09 | 58 yr 4 mo |
| Jul 2025 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 07 TO 09 | 58 yr 7 mo |
| May 2025 | 3 ROOM | S$468,000 | 797 sqft | S$588 | 07 TO 09 | 58 yr 10 mo |
| May 2025 | 3 ROOM | S$460,000 | 797 sqft | S$578 | 01 TO 03 | 58 yr 10 mo |
| Apr 2025 | 4 ROOM | S$585,000 | 1,119 sqft | S$523 | 01 TO 03 | 58 yr 11 mo |
| Dec 2024 | 4 ROOM | S$585,000 | 1,119 sqft | S$523 | 01 TO 03 | 59 yr 3 mo |
| Oct 2024 | 3 ROOM | S$435,000 | 797 sqft | S$546 | 04 TO 06 | 59 yr 6 mo |
| Feb 2024 | 4 ROOM | S$550,000 | 1,119 sqft | S$491 | 04 TO 06 | 60 yr 1 mo |
| Jan 2024 | 3 ROOM | S$440,000 | 818 sqft | S$538 | 04 TO 06 | 60 yr 1 mo |
| Jun 2023 | 4 ROOM | S$530,000 | 1,130 sqft | S$469 | 07 TO 09 | 60 yr 9 mo |
| Mar 2023 | 4 ROOM | S$572,000 | 1,163 sqft | S$492 | 07 TO 09 | 61 yrs |
| Sep 2022 | 4 ROOM | S$552,000 | 1,119 sqft | S$493 | 01 TO 03 | 61 yr 6 mo |
| Sep 2022 | 4 ROOM | S$508,000 | 1,163 sqft | S$437 | 01 TO 03 | 61 yr 6 mo |
| Jun 2022 | 4 ROOM | S$505,000 | 1,163 sqft | S$434 | 07 TO 09 | 61 yr 9 mo |
| May 2022 | 4 ROOM | S$480,000 | 1,109 sqft | S$433 | 04 TO 06 | 61 yr 10 mo |
| Dec 2021 | 3 ROOM | S$365,000 | 797 sqft | S$458 | 01 TO 03 | 62 yr 3 mo |
| Dec 2021 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 07 TO 09 | 62 yr 3 mo |
| Nov 2021 | 3 ROOM | S$400,000 | 797 sqft | S$502 | 07 TO 09 | 62 yr 4 mo |
| Aug 2021 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 01 TO 03 | 62 yr 6 mo |
| Apr 2021 | 4 ROOM | S$432,000 | 1,163 sqft | S$372 | 04 TO 06 | 62 yr 11 mo |
| Dec 2020 | 4 ROOM | S$426,000 | 1,119 sqft | S$381 | 10 TO 12 | 63 yr 2 mo |
| Aug 2020 | 3 ROOM | S$305,000 | 797 sqft | S$383 | 04 TO 06 | 63 yr 6 mo |
| Mar 2020 | 3 ROOM | S$321,000 | 797 sqft | S$403 | 07 TO 09 | 63 yr 11 mo |
| Dec 2019 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 07 TO 09 | 64 yr 3 mo |
| Dec 2019 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 04 TO 06 | 64 yr 2 mo |
| Oct 2019 | 4 ROOM | S$410,000 | 1,119 sqft | S$366 | 07 TO 09 | 64 yr 4 mo |
| Jul 2019 | 4 ROOM | S$455,000 | 1,163 sqft | S$391 | 07 TO 09 | 64 yr 8 mo |
| May 2019 | 4 ROOM | S$380,000 | 1,119 sqft | S$339 | 04 TO 06 | 64 yr 9 mo |
| Mar 2019 | 4 ROOM | S$425,000 | 1,119 sqft | S$380 | 07 TO 09 | 64 yr 11 mo |
| Jan 2019 | 3 ROOM | S$319,000 | 797 sqft | S$400 | 04 TO 06 | 65 yr 1 mo |
| Oct 2018 | 3 ROOM | S$330,000 | 797 sqft | S$414 | 07 TO 09 | 65 yr 4 mo |
| Oct 2018 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 01 TO 03 | 65 yr 4 mo |
| Sep 2018 | 4 ROOM | S$439,000 | 1,119 sqft | S$392 | 04 TO 06 | 65 yr 5 mo |
| Jun 2018 | 4 ROOM | S$442,000 | 1,163 sqft | S$380 | 10 TO 12 | 65 yr 8 mo |
| Jun 2018 | 3 ROOM | S$315,000 | 797 sqft | S$395 | 07 TO 09 | 65 yr 9 mo |
| Apr 2018 | 4 ROOM | S$370,000 | 1,130 sqft | S$327 | 01 TO 03 | 65 yr 11 mo |
| Mar 2018 | 4 ROOM | S$380,000 | 1,163 sqft | S$327 | 04 TO 06 | 65 yr 11 mo |
| Jul 2017 | 4 ROOM | S$463,000 | 1,163 sqft | S$398 | 07 TO 09 | 66 yr 7 mo |
Showing the 40 most recent of 250 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 278 Tampines St 22
S$498
-12.7%3 sales6.7% yield
Blk 276 Tampines St 22
S$569
+2.2%2 sales7.7% yield
Blk 275 Tampines St 22
S$579
-0.7%5 sales6.9% yield
Blk 279 Tampines St 22
S$481
-0.0%5 sales5.6% yield
Blk 282 Tampines St 22
S$551
+9.7%1 sales8.1% yield
Blk 281 Tampines St 22
S$553
+2.2%2 sales7.2% yield
Blk 125 Tampines St 11
S$571
-0.3%2 sales4.5% yield
Blk 274 Tampines St 22
S$611
+5.4%1 sales6.8% 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.