Blk 278 Tampines St 22
TAMPINES ST 22 · TAMPINES · Singapore 520278 · D18
Median PSF · 12m
S$498
Median price · 12m
S$720K
Latest sale
S$718K
Jul 2026
1-year change
-12.7%
Sales · 12m
3
135 all time
Gross yield
6.67%
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
- +25.0%
- Annualised
- +10.4%
- Transactions
- 12
- 1 year
- -12.7%
- 3 years p.a.
- +4.9%
- 5 years p.a.
- +7.1%
- Median size
- 1,421 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 278 Tampines St 22 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$498 | S$601 | -17.2% |
| Median price | S$720K | S$720K | 0.0% |
| Gross rental yield | 6.67% | 6.01% | +0.7 pts |
| 1-year price change | -12.7% | +0.7% | -13.4 pts |
This development trades about 17% 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$4,000
Contracts · 12m
2
Implied annual rent
S$48K
Gross yield
6.67%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$4,000 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
62/100
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%91
How its median price per square foot compares with its own district.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%63
Gross yield against every other development in its segment.
- Price momentumweight 18%63
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%50
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 550 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 MRT550 m
- Tampines East MRT1.1 km
- Tampines MRT1.2 km
- Upper Changi MRT1.3 km
Schools within 2 km
- Chongzheng Primary Schoolprimary440 m
- Yumin Primary Schoolprimary510 m
- Changkat Primary Schoolprimary740 m
- Tampines Secondary Schoolsecondary (s1-s5)810 m
- Changkat Changi Secondary Schoolsecondary (s1-s5)840 m
- Tampines Primary Schoolprimary860 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 | 5 ROOM | S$718,000 | 1,432 sqft | S$502 | 04 TO 06 | 57 yr 8 mo |
| Nov 2025 | 5 ROOM | S$750,000 | 1,507 sqft | S$498 | 04 TO 06 | 58 yr 5 mo |
| Oct 2025 | 5 ROOM | S$720,000 | 1,507 sqft | S$478 | 04 TO 06 | 58 yr 6 mo |
| Feb 2025 | 4 ROOM | S$638,000 | 1,119 sqft | S$570 | 07 TO 09 | 59 yr 2 mo |
| Sep 2024 | 5 ROOM | S$643,000 | 1,453 sqft | S$442 | 01 TO 03 | 59 yr 8 mo |
| Jul 2024 | 5 ROOM | S$680,000 | 1,421 sqft | S$479 | 10 TO 12 | 59 yr 9 mo |
| Jun 2024 | 5 ROOM | S$685,000 | 1,518 sqft | S$451 | 04 TO 06 | 59 yr 10 mo |
| Feb 2023 | 5 ROOM | S$640,000 | 1,421 sqft | S$450 | 10 TO 12 | 61 yr 2 mo |
| Dec 2022 | 5 ROOM | S$608,000 | 1,421 sqft | S$428 | 07 TO 09 | 61 yr 4 mo |
| Nov 2022 | 4 ROOM | S$510,000 | 1,184 sqft | S$431 | 01 TO 03 | 61 yr 5 mo |
| Jul 2022 | 5 ROOM | S$580,000 | 1,421 sqft | S$408 | 07 TO 09 | 61 yr 9 mo |
| Jan 2022 | 5 ROOM | S$570,000 | 1,421 sqft | S$401 | 04 TO 06 | 62 yr 2 mo |
| May 2021 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 04 TO 06 | 62 yr 11 mo |
| Apr 2021 | 5 ROOM | S$518,000 | 1,421 sqft | S$365 | 07 TO 09 | 63 yrs |
| Oct 2020 | 4 ROOM | S$395,000 | 1,119 sqft | S$353 | 07 TO 09 | 63 yr 6 mo |
| Jul 2020 | 5 ROOM | S$470,000 | 1,421 sqft | S$331 | 01 TO 03 | 63 yr 9 mo |
| Feb 2020 | 5 ROOM | S$500,000 | 1,421 sqft | S$352 | 07 TO 09 | 64 yr 1 mo |
| Apr 2019 | 4 ROOM | S$370,000 | 1,119 sqft | S$331 | 07 TO 09 | 65 yrs |
| Jan 2019 | 4 ROOM | S$400,000 | 1,184 sqft | S$338 | 01 TO 03 | 65 yr 3 mo |
| Aug 2018 | 5 ROOM | S$450,000 | 1,432 sqft | S$314 | 01 TO 03 | 65 yr 7 mo |
| Jun 2018 | 5 ROOM | S$550,000 | 1,453 sqft | S$378 | 04 TO 06 | 65 yr 10 mo |
| Aug 2017 | 5 ROOM | S$440,888 | 1,421 sqft | S$310 | 04 TO 06 | 66 yr 8 mo |
| Nov 2016 | 5 ROOM | S$540,000 | 1,432 sqft | S$377 | 10 TO 12 | 67 yrs |
| Oct 2016 | 5 ROOM | S$508,000 | 1,432 sqft | S$355 | 07 TO 09 | 67 yrs |
| Sep 2016 | 5 ROOM | S$510,000 | 1,421 sqft | S$359 | 10 TO 12 | 67 yrs |
| May 2015 | 5 ROOM | S$490,000 | 1,453 sqft | S$337 | 04 TO 06 | 68 yrs |
| May 2015 | 5 ROOM | S$465,000 | 1,421 sqft | S$327 | 04 TO 06 | 68 yrs |
| Jan 2015 | 5 ROOM | S$510,000 | 1,421 sqft | S$359 | 10 TO 12 | 69 yrs |
| Aug 2013 | 4 ROOM | S$475,000 | 1,119 sqft | S$424 | 07 TO 09 | 70 yr 5 mo |
| Jul 2013 | 5 ROOM | S$570,000 | 1,518 sqft | S$376 | 10 TO 12 | 70 yr 6 mo |
| Apr 2012 | 5 ROOM | S$526,000 | 1,421 sqft | S$370 | 06 TO 10 | 71 yr 9 mo |
| Dec 2011 | 5 ROOM | S$508,000 | 1,421 sqft | S$358 | 07 TO 09 | 72 yr 1 mo |
| Feb 2011 | 5 ROOM | S$452,000 | 1,518 sqft | S$298 | 04 TO 06 | 72 yr 11 mo |
| Sep 2010 | 5 ROOM | S$450,000 | 1,432 sqft | S$314 | 10 TO 12 | 73 yr 4 mo |
| Jun 2010 | 5 ROOM | S$445,000 | 1,453 sqft | S$306 | 04 TO 06 | 73 yr 7 mo |
| Mar 2010 | 5 ROOM | S$425,000 | 1,421 sqft | S$299 | 07 TO 09 | 73 yr 10 mo |
| Mar 2009 | 5 ROOM | S$390,000 | 1,432 sqft | S$272 | 01 TO 03 | 74 yr 10 mo |
| Feb 2009 | 5 ROOM | S$363,000 | 1,518 sqft | S$239 | 01 TO 03 | 74 yr 11 mo |
| Oct 2008 | 5 ROOM | S$365,000 | 1,421 sqft | S$257 | 04 TO 06 | 75 yr 3 mo |
| Dec 2007 | 5 ROOM | S$333,000 | 1,432 sqft | S$233 | 10 TO 12 | 76 yr 1 mo |
Showing the 40 most recent of 135 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 277 Tampines St 22
S$536
-0.9%3 sales7.1% yield
Blk 279 Tampines St 22
S$481
-0.0%5 sales5.6% yield
Blk 276 Tampines St 22
S$569
+2.2%2 sales7.7% yield
Blk 125 Tampines St 11
S$571
-0.3%2 sales4.5% yield
Blk 275 Tampines St 22
S$579
-0.7%5 sales6.9% yield
Blk 126 Tampines St 11
S$506
-4.0%1 sales5.5% yield
Blk 127 Tampines St 11
S$545
—2 sales5.3% yield
Blk 281 Tampines St 22
S$553
+2.2%2 sales7.2% 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.