Blk 296 Tampines St 22
TAMPINES ST 22 · TAMPINES · Singapore 520296 · D18
Median PSF · 12m
S$624
Median price · 12m
S$450K
Latest sale
S$450K
Sep 2026
1-year change
+2.3%
Sales · 12m
3
163 all time
Gross yield
7.85%
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
- +30.4%
- Annualised
- +10.1%
- Transactions
- 16
- 1 year
- +2.3%
- 3 years p.a.
- +6.3%
- 5 years p.a.
- +8.2%
- Median size
- 721 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 296 Tampines St 22 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$624 | S$601 | +3.8% |
| Median price | S$450K | S$720K | -37.5% |
| Gross rental yield | 7.85% | 6.01% | +1.8 pts |
| 1-year price change | +2.3% | +0.7% | +1.6 pts |
This development trades about 4% above 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$3,300
Contracts · 12m
2
Implied annual rent
S$40K
Gross yield
7.85%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,600 |
| 3 ROOM | 1 | S$3,000 |
Investment analysis
Investment score 58 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
58/100
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%88
Gross yield against every other development in its segment.
- Price momentumweight 18%81
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%52
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 570 m.
- Valuationweight 22%32
How its median price per square foot compares with its own district.
- 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
- Tampines East MRT570 m
- Simei MRT940 m
- Upper Changi MRT1.2 km
- Tampines MRT1.4 km
Schools within 2 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)410 m
- Chongzheng Primary Schoolprimary460 m
- Yumin Primary Schoolprimary560 m
- Temasek Junior Collegemixed level (s1-jc2)700 m
- East Spring Primary Schoolprimary710 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)810 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | 3 ROOM | S$450,000 | 721 sqft | S$624 | 04 TO 06 | 57 yr 11 mo |
| Feb 2026 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 07 TO 09 | 58 yr 6 mo |
| Jan 2026 | 3 ROOM | S$443,300 | 721 sqft | S$615 | 04 TO 06 | 58 yr 6 mo |
| Apr 2025 | 4 ROOM | S$570,000 | 980 sqft | S$582 | 04 TO 06 | 59 yr 4 mo |
| Mar 2025 | 3 ROOM | S$460,000 | 721 sqft | S$638 | 07 TO 09 | 59 yr 5 mo |
| Sep 2024 | 3 ROOM | S$442,000 | 721 sqft | S$613 | 07 TO 09 | 59 yr 11 mo |
| May 2024 | 3 ROOM | S$435,000 | 721 sqft | S$603 | 04 TO 06 | 60 yr 3 mo |
| Nov 2023 | 3 ROOM | S$416,000 | 721 sqft | S$577 | 04 TO 06 | 60 yr 8 mo |
| Oct 2023 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 04 TO 06 | 60 yr 9 mo |
| Jun 2023 | 3 ROOM | S$398,000 | 721 sqft | S$552 | 04 TO 06 | 61 yr 3 mo |
| Mar 2023 | 3 ROOM | S$375,000 | 721 sqft | S$520 | 01 TO 03 | 61 yr 4 mo |
| Mar 2023 | 3 ROOM | S$363,000 | 721 sqft | S$503 | 01 TO 03 | 61 yr 5 mo |
| Mar 2022 | 4 ROOM | S$450,000 | 990 sqft | S$454 | 01 TO 03 | 62 yr 4 mo |
| Feb 2022 | 4 ROOM | S$475,000 | 1,033 sqft | S$460 | 10 TO 12 | 62 yr 5 mo |
| Jan 2022 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 04 TO 06 | 62 yr 8 mo |
| Oct 2021 | 3 ROOM | S$345,000 | 721 sqft | S$478 | 10 TO 12 | 62 yr 10 mo |
| May 2021 | 3 ROOM | S$335,000 | 721 sqft | S$465 | 04 TO 06 | 63 yr 3 mo |
| Dec 2020 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 07 TO 09 | 63 yr 7 mo |
| Nov 2020 | 3 ROOM | S$300,000 | 721 sqft | S$416 | 07 TO 09 | 63 yr 9 mo |
| Oct 2020 | 3 ROOM | S$308,000 | 721 sqft | S$427 | 07 TO 09 | 63 yr 9 mo |
| Jul 2020 | 3 ROOM | S$322,000 | 721 sqft | S$446 | 07 TO 09 | 64 yr 1 mo |
| Jun 2018 | 3 ROOM | S$325,000 | 721 sqft | S$451 | 04 TO 06 | 66 yr 2 mo |
| Feb 2018 | 3 ROOM | S$310,000 | 721 sqft | S$430 | 07 TO 09 | 66 yr 6 mo |
| Nov 2016 | 3 ROOM | S$298,000 | 721 sqft | S$413 | 04 TO 06 | 67 yrs |
| Apr 2016 | 4 ROOM | S$380,000 | 980 sqft | S$388 | 01 TO 03 | 68 yrs |
| Nov 2015 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 01 TO 03 | 68 yrs |
| Aug 2015 | 3 ROOM | S$301,000 | 721 sqft | S$417 | 01 TO 03 | 69 yrs |
| Jul 2015 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 07 TO 09 | 69 yrs |
| Apr 2015 | 4 ROOM | S$405,000 | 990 sqft | S$409 | 10 TO 12 | 69 yrs |
| Jan 2015 | 3 ROOM | S$341,000 | 721 sqft | S$473 | 07 TO 09 | 69 yrs |
| Feb 2014 | 3 ROOM | S$353,000 | 721 sqft | S$489 | 10 TO 12 | 69 yr 11 mo |
| Nov 2013 | 3 ROOM | S$346,500 | 721 sqft | S$480 | 04 TO 06 | 70 yr 2 mo |
| Feb 2013 | 3 ROOM | S$362,000 | 721 sqft | S$502 | 04 TO 06 | 70 yr 11 mo |
| Jan 2013 | 3 ROOM | S$357,000 | 721 sqft | S$495 | 04 TO 06 | 71 yrs |
| Nov 2012 | 3 ROOM | S$365,000 | 721 sqft | S$506 | 04 TO 06 | 71 yr 2 mo |
| Sep 2012 | 3 ROOM | S$370,000 | 721 sqft | S$513 | 07 TO 09 | 71 yr 4 mo |
| Jul 2012 | 4 ROOM | S$408,000 | 990 sqft | S$412 | 07 TO 09 | 71 yr 6 mo |
| Jul 2012 | 3 ROOM | S$358,000 | 721 sqft | S$496 | 01 TO 03 | 71 yr 6 mo |
| Apr 2012 | 4 ROOM | S$388,000 | 990 sqft | S$392 | 01 TO 05 | 71 yr 9 mo |
| Dec 2011 | 3 ROOM | S$340,000 | 721 sqft | S$471 | 07 TO 09 | 72 yr 1 mo |
Showing the 40 most recent of 163 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 295 Tampines St 22
S$573
+7.9%3 sales7.6% yield
Blk 297 Tampines St 22
S$538
-3.6%2 sales6.8% yield
Blk 318 Tampines St 33
S$517
-1.0%2 sales
Blk 293 Tampines St 22
S$511
-11.1%2 sales7.0% yield
Blk 319 Tampines St 33
S$538
+8.2%3 sales6.3% yield
Blk 291 Tampines St 22
S$592
+4.0%3 sales6.3% yield
Blk 303 Tampines St 32
S$603
—2 sales
Blk 298 Tampines St 22
S$553
+6.8%2 sales5.6% 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.