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SG Property Intel
HDB99-yearBuilt 1983Outside Central RegionInvestment score 65

Blk 284 Tampines St 22

TAMPINES ST 22 · TAMPINES · Singapore 520284 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$565

Median price · 12m

S$600K

Latest sale

S$480K

Aug 2026

1-year change

-2.2%

Sales · 12m

5

174 all time

Gross yield

7.21%

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
+56.9%
Annualised
+13.7%
Transactions
20
1 year
-2.2%
3 years p.a.
+7.2%
5 years p.a.
+8.5%
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.

District analytics
MeasureBlk 284 Tampines St 22D18 medianDifference
Median PSFS$565S$601-6.0%
Median priceS$600KS$720K-16.7%
Gross rental yield7.21%6.01%+1.2 pts
1-year price change-2.2%+0.7%-2.8 pts

This development trades about 6% 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$3,500

Contracts · 12m

3

Implied annual rent

S$42K

Gross yield

7.21%

Unit typeContractsMedian rent
4 ROOM3S$3,500

Investment analysis

Investment score 65 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

65/100

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.

  • Price momentumweight 18%89

    Three-year annualised change in median PSF, or one year where three is unavailable.

  • Liquidityweight 15%87

    Transactions in the last 12 months — how easily it trades.

  • Rental yieldweight 20%77

    Gross yield against every other development in its segment.

  • Valuationweight 22%59

    How its median price per square foot compares with its own district.

  • Locationweight 15%43

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 730 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 MRT730 m
  • Tampines East MRT840 m
  • Tampines MRT1.1 km
  • Upper Changi MRT1.3 km

Schools within 2 km

  • Chongzheng Primary Schoolprimary230 m
  • Yumin Primary Schoolprimary340 m
  • Pasir Ris Secondary Schoolsecondary (s1-s5)700 m
  • Ngee Ann Secondary Schoolsecondary (s1-s5)750 m
  • Tampines Secondary Schoolsecondary (s1-s5)930 m
  • Tampines Primary Schoolprimary1.0 km

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

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Aug 20263 ROOMS$480,000840 sqftS$57210 TO 1257 yrs
Aug 20263 ROOMS$480,000797 sqftS$60304 TO 0656 yr 11 mo
Jun 20264 ROOMS$625,0001,195 sqftS$52310 TO 1257 yr 1 mo
Dec 20254 ROOMS$626,5001,109 sqftS$56510 TO 1257 yr 8 mo
Oct 20254 ROOMS$600,0001,109 sqftS$54104 TO 0657 yr 10 mo
Oct 20243 ROOMS$460,000797 sqftS$57807 TO 0958 yr 10 mo
Sep 20244 ROOMS$575,0001,109 sqftS$51904 TO 0658 yr 11 mo
Jun 20244 ROOMS$578,8881,109 sqftS$52210 TO 1259 yr 2 mo
Mar 20244 ROOMS$562,0001,109 sqftS$50710 TO 1259 yr 5 mo
Nov 20233 ROOMS$430,000797 sqftS$54010 TO 1259 yr 9 mo
Sep 20234 ROOMS$530,0001,130 sqftS$46904 TO 0659 yr 10 mo
Mar 20234 ROOMS$518,8881,130 sqftS$45910 TO 1260 yr 4 mo
Jan 20234 ROOMS$490,0001,098 sqftS$44604 TO 0660 yr 7 mo
Sep 20224 ROOMS$525,0001,130 sqftS$46507 TO 0960 yr 11 mo
Mar 20224 ROOMS$480,0001,119 sqftS$42904 TO 0661 yr 4 mo
Dec 20214 ROOMS$465,0001,130 sqftS$41107 TO 0961 yr 8 mo
Dec 20213 ROOMS$380,000840 sqftS$45304 TO 0661 yr 7 mo
Nov 20214 ROOMS$490,0001,098 sqftS$44610 TO 1261 yr 8 mo
Oct 20214 ROOMS$480,0001,098 sqftS$43707 TO 0961 yr 10 mo
Sep 20214 ROOMS$415,0001,109 sqftS$37401 TO 0361 yr 11 mo
Mar 20214 ROOMS$417,0001,109 sqftS$37610 TO 1262 yr 4 mo
Sep 20184 ROOMS$432,0001,109 sqftS$39004 TO 0664 yr 10 mo
May 20184 ROOMS$430,0001,109 sqftS$38810 TO 1265 yr 3 mo
Nov 20163 ROOMS$336,000840 sqftS$40010 TO 1266 yrs
Apr 20163 ROOMS$350,000797 sqftS$43907 TO 0967 yrs
Apr 20163 ROOMS$345,000797 sqftS$43310 TO 1267 yrs
Feb 20164 ROOMS$380,0001,109 sqftS$34304 TO 0667 yrs
Mar 20143 ROOMS$365,000797 sqftS$45807 TO 0968 yr 10 mo
Jul 20134 ROOMS$508,0001,195 sqftS$42510 TO 1269 yr 6 mo
Dec 20124 ROOMS$481,0001,109 sqftS$43404 TO 0670 yr 1 mo
Nov 20124 ROOMS$458,0001,130 sqftS$40501 TO 0370 yr 2 mo
May 20124 ROOMS$463,0001,109 sqftS$41806 TO 1070 yr 8 mo
Apr 20124 ROOMS$485,0001,109 sqftS$43711 TO 1570 yr 9 mo
Aug 20113 ROOMS$326,000797 sqftS$40901 TO 0371 yr 5 mo
Jul 20114 ROOMS$447,0001,109 sqftS$40301 TO 0371 yr 6 mo
Feb 20114 ROOMS$423,0001,130 sqftS$37407 TO 0971 yr 11 mo
Feb 20114 ROOMS$408,0001,130 sqftS$36107 TO 0971 yr 11 mo
Feb 20113 ROOMS$313,000797 sqftS$39301 TO 0371 yr 11 mo
Jul 20104 ROOMS$393,0001,130 sqftS$34804 TO 0672 yr 6 mo
May 20104 ROOMS$375,0001,130 sqftS$33201 TO 0372 yr 8 mo

Showing the 40 most recent of 174 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 283 Tampines St 22

S$541

-0.8%5 sales6.9% yield

Blk 286 Tampines St 22

S$546

—5 sales6.9% yield

Blk 285 Tampines St 22

S$577

+3.2%5 sales6.5% yield

Blk 282 Tampines St 22

S$551

+9.7%1 sales8.1% yield

Blk 206 Tampines St 21

S$525

-4.3%2 sales6.5% yield

Blk 281 Tampines St 22

S$553

+2.2%2 sales7.2% yield

Blk 294 Tampines St 22

S$516

-3.2%3 sales6.4% yield

Blk 288 Tampines St 22

S$492

-1.8%2 sales6.8% yield

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

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.