Blk 281 Tampines St 22
TAMPINES ST 22 · TAMPINES · Singapore 520281 · D18
Median PSF · 12m
S$553
Median price · 12m
S$523K
Latest sale
S$585K
Jul 2026
1-year change
+2.2%
Sales · 12m
2
140 all time
Gross yield
7.18%
6 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
- +28.9%
- Annualised
- +15.6%
- Transactions
- 7
- 1 year
- +2.2%
- 3 years p.a.
- —
- 5 years p.a.
- +5.4%
- Median size
- 1,109 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 281 Tampines St 22 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$553 | S$601 | -8.1% |
| Median price | S$523K | S$720K | -27.4% |
| Gross rental yield | 7.18% | 6.01% | +1.2 pts |
| 1-year price change | +2.2% | +0.7% | +1.6 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$3,100
Contracts · 12m
6
Implied annual rent
S$37K
Gross yield
7.18%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$3,000 |
| 4 ROOM | 3 | S$3,400 |
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.
- Rental yieldweight 20%76
Gross yield against every other development in its segment.
- Valuationweight 22%66
How its median price per square foot compares with its own district.
- Locationweight 15%56
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 520 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%23
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 MRT520 m
- Tampines East MRT1.0 km
- Upper Changi MRT1.2 km
- Tampines MRT1.3 km
Schools within 2 km
- Chongzheng Primary Schoolprimary410 m
- Yumin Primary Schoolprimary520 m
- Changkat Primary Schoolprimary770 m
- Changkat Changi Secondary Schoolsecondary (s1-s5)860 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)880 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)930 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$585,000 | 1,109 sqft | S$528 | 01 TO 03 | 57 yr 6 mo |
| Jan 2026 | 3 ROOM | S$460,000 | 797 sqft | S$578 | 07 TO 09 | 58 yrs |
| Jun 2025 | 4 ROOM | S$605,000 | 1,119 sqft | S$540 | 04 TO 06 | 58 yr 7 mo |
| Sep 2024 | 4 ROOM | S$560,000 | 1,109 sqft | S$505 | 04 TO 06 | 59 yr 4 mo |
| Sep 2022 | 3 ROOM | S$370,000 | 797 sqft | S$465 | 07 TO 09 | 61 yr 4 mo |
| Jan 2022 | 4 ROOM | S$465,000 | 1,109 sqft | S$419 | 07 TO 09 | 61 yr 11 mo |
| Dec 2021 | 3 ROOM | S$370,000 | 904 sqft | S$409 | 01 TO 03 | 62 yr 1 mo |
| Apr 2021 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 04 TO 06 | 62 yr 8 mo |
| Mar 2021 | 3 ROOM | S$370,000 | 904 sqft | S$409 | 10 TO 12 | 62 yr 10 mo |
| Dec 2019 | 4 ROOM | S$443,000 | 1,098 sqft | S$403 | 07 TO 09 | 64 yrs |
| Aug 2019 | 3 ROOM | S$325,000 | 797 sqft | S$408 | 07 TO 09 | 64 yr 4 mo |
| Nov 2018 | 4 ROOM | S$412,000 | 1,109 sqft | S$372 | 07 TO 09 | 65 yr 1 mo |
| Jul 2018 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 07 TO 09 | 65 yr 6 mo |
| Apr 2018 | 3 ROOM | S$295,000 | 797 sqft | S$370 | 04 TO 06 | 65 yr 8 mo |
| Nov 2016 | 4 ROOM | S$400,000 | 1,109 sqft | S$361 | 01 TO 03 | 67 yrs |
| Jun 2016 | 4 ROOM | S$400,000 | 1,109 sqft | S$361 | 04 TO 06 | 67 yrs |
| Jun 2016 | 3 ROOM | S$318,000 | 904 sqft | S$352 | 01 TO 03 | 67 yrs |
| Oct 2015 | 4 ROOM | S$405,000 | 1,109 sqft | S$365 | 01 TO 03 | 68 yrs |
| Mar 2015 | 4 ROOM | S$428,000 | 1,119 sqft | S$382 | 04 TO 06 | 68 yrs |
| Mar 2015 | 3 ROOM | S$328,000 | 797 sqft | S$412 | 04 TO 06 | 68 yrs |
| Nov 2014 | 3 ROOM | S$310,000 | 797 sqft | S$389 | 01 TO 03 | 68 yr 2 mo |
| Feb 2014 | 3 ROOM | S$380,000 | 904 sqft | S$420 | 07 TO 09 | 68 yr 11 mo |
| Oct 2013 | 3 ROOM | S$370,000 | 797 sqft | S$465 | 04 TO 06 | 69 yr 3 mo |
| Sep 2013 | 3 ROOM | S$376,000 | 904 sqft | S$416 | 01 TO 03 | 69 yr 4 mo |
| Oct 2012 | 4 ROOM | S$468,000 | 1,109 sqft | S$422 | 01 TO 03 | 70 yr 3 mo |
| Aug 2012 | 3 ROOM | S$390,000 | 904 sqft | S$431 | 10 TO 12 | 70 yr 5 mo |
| Jul 2012 | 4 ROOM | S$477,000 | 1,109 sqft | S$430 | 07 TO 09 | 70 yr 6 mo |
| Jul 2012 | 4 ROOM | S$468,000 | 1,119 sqft | S$418 | 07 TO 09 | 70 yr 6 mo |
| Oct 2011 | 3 ROOM | S$380,000 | 797 sqft | S$477 | 04 TO 06 | 71 yr 3 mo |
| Mar 2011 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 04 TO 06 | 71 yr 10 mo |
| Sep 2010 | 3 ROOM | S$295,000 | 797 sqft | S$370 | 07 TO 09 | 72 yr 4 mo |
| Aug 2010 | 4 ROOM | S$380,000 | 1,098 sqft | S$346 | 01 TO 03 | 72 yr 5 mo |
| May 2010 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 07 TO 09 | 72 yr 8 mo |
| Mar 2010 | 4 ROOM | S$350,000 | 1,109 sqft | S$316 | 01 TO 03 | 72 yr 10 mo |
| Feb 2010 | 3 ROOM | S$265,000 | 840 sqft | S$316 | 01 TO 03 | 72 yr 11 mo |
| Nov 2009 | 4 ROOM | S$354,000 | 1,109 sqft | S$319 | 07 TO 09 | 73 yr 2 mo |
| Nov 2009 | 3 ROOM | S$293,000 | 797 sqft | S$368 | 10 TO 12 | 73 yr 2 mo |
| Sep 2009 | 4 ROOM | S$333,000 | 1,098 sqft | S$303 | 04 TO 06 | 73 yr 4 mo |
| Jul 2009 | 4 ROOM | S$322,000 | 1,098 sqft | S$293 | 04 TO 06 | 73 yr 6 mo |
| Apr 2009 | 3 ROOM | S$263,000 | 904 sqft | S$291 | 01 TO 03 | 73 yr 9 mo |
Showing the 40 most recent of 140 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 282 Tampines St 22
S$551
+9.7%1 sales8.1% yield
Blk 124 Simei St 1
S$556
-1.3%1 sales6.0% yield
Blk 279 Tampines St 22
S$481
-0.0%5 sales5.6% yield
Blk 277 Tampines St 22
S$536
-0.9%3 sales7.1% yield
Blk 283 Tampines St 22
S$541
-0.8%5 sales6.9% yield
Blk 278 Tampines St 22
S$498
-12.7%3 sales6.7% yield
Blk 122 Simei St 1
S$555
-7.9%3 sales6.0% yield
Blk 126 Simei St 1
S$579
-3.9%4 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.