Blk 328 Tampines St 32
TAMPINES ST 32 · TAMPINES · Singapore 520328 · D18
Median PSF · 12m
S$588
Median price · 12m
S$936K
Latest sale
S$930K
Aug 2026
1-year change
—
Sales · 12m
2
62 all time
Gross yield
5.13%
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
- +5.7%
- Annualised
- +4.5%
- Transactions
- 5
- 1 year
- —
- 3 years p.a.
- +2.3%
- 5 years p.a.
- —
- Median size
- 1,593 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 328 Tampines St 32 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$588 | S$601 | -2.3% |
| Median price | S$936K | S$720K | +30.0% |
| Gross rental yield | 5.13% | 6.01% | -0.9 pts |
| 1-year price change | — | +0.7% | — |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,000
Contracts · 12m
3
Implied annual rent
S$48K
Gross yield
5.13%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 3 | S$4,000 |
Investment analysis
Investment score 34 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
34/100
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.
- Locationweight 15%57
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 470 m.
- Valuationweight 22%48
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%24
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%15
Gross yield against every other development in its segment.
- 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 MRT470 m
- Simei MRT1.3 km
- Upper Changi MRT1.3 km
- Pasir Ris East MRT1.6 km
Schools within 2 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)230 m
- East Spring Primary Schoolprimary380 m
- East Spring Secondary Schoolsecondary (s1-s5)430 m
- Temasek Junior Collegemixed level (s1-jc2)510 m
- Chongzheng Primary Schoolprimary810 m
- Dunman Secondary Schoolsecondary (s1-s5)860 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | EXECUTIVE | S$930,000 | 1,604 sqft | S$580 | 07 TO 09 | 68 yr 5 mo |
| May 2026 | EXECUTIVE | S$942,000 | 1,582 sqft | S$595 | 10 TO 12 | 68 yr 8 mo |
| Aug 2023 | EXECUTIVE | S$868,000 | 1,593 sqft | S$545 | 07 TO 09 | 71 yr 5 mo |
| Jun 2023 | EXECUTIVE | S$885,000 | 1,582 sqft | S$559 | 07 TO 09 | 71 yr 7 mo |
| Mar 2023 | EXECUTIVE | S$880,000 | 1,604 sqft | S$549 | 07 TO 09 | 71 yr 10 mo |
| Sep 2020 | EXECUTIVE | S$588,888 | 1,582 sqft | S$372 | 07 TO 09 | 74 yr 3 mo |
| Feb 2020 | EXECUTIVE | S$615,000 | 1,593 sqft | S$386 | 04 TO 06 | 74 yr 10 mo |
| Dec 2019 | EXECUTIVE | S$625,000 | 1,582 sqft | S$395 | 01 TO 03 | 75 yrs |
| Jul 2018 | EXECUTIVE | S$688,000 | 1,582 sqft | S$435 | 07 TO 09 | 76 yr 6 mo |
| Apr 2018 | EXECUTIVE | S$680,000 | 1,582 sqft | S$430 | 07 TO 09 | 76 yr 8 mo |
| Jul 2015 | EXECUTIVE | S$688,000 | 1,582 sqft | S$435 | 07 TO 09 | 79 yrs |
| Dec 2012 | EXECUTIVE | S$655,000 | 1,593 sqft | S$411 | 07 TO 09 | 81 yr 1 mo |
| Jul 2012 | EXECUTIVE | S$620,000 | 1,604 sqft | S$387 | 10 TO 12 | 81 yr 6 mo |
| Apr 2012 | EXECUTIVE | S$622,000 | 1,582 sqft | S$393 | 01 TO 05 | 81 yr 9 mo |
| Jul 2011 | EXECUTIVE | S$633,000 | 1,582 sqft | S$400 | 07 TO 09 | 82 yr 6 mo |
| Sep 2010 | EXECUTIVE | S$485,000 | 1,615 sqft | S$300 | 01 TO 03 | 83 yr 4 mo |
| Aug 2010 | EXECUTIVE | S$550,000 | 1,593 sqft | S$345 | 07 TO 09 | 83 yr 5 mo |
| Mar 2010 | EXECUTIVE | S$484,000 | 1,604 sqft | S$302 | 01 TO 03 | 83 yr 10 mo |
| Feb 2009 | EXECUTIVE | S$490,000 | 1,582 sqft | S$310 | 04 TO 06 | 84 yr 11 mo |
| Sep 2008 | EXECUTIVE | S$480,000 | 1,604 sqft | S$299 | 10 TO 12 | 85 yr 4 mo |
| Aug 2007 | EXECUTIVE | S$425,000 | 1,593 sqft | S$267 | 07 TO 09 | 86 yr 5 mo |
| Jun 2007 | EXECUTIVE | S$372,000 | 1,582 sqft | S$235 | 04 TO 06 | 86 yr 7 mo |
| Jan 2007 | EXECUTIVE | S$345,000 | 1,582 sqft | S$218 | 01 TO 03 | 87 yrs |
| May 2006 | EXECUTIVE | S$365,000 | 1,582 sqft | S$231 | 07 TO 09 | 87 yr 8 mo |
| Jan 2005 | EXECUTIVE | S$385,000 | 1,593 sqft | S$242 | 01 TO 03 | 89 yrs |
| Nov 2004 | EXECUTIVE | S$380,000 | 1,582 sqft | S$240 | 10 TO 12 | 89 yr 2 mo |
| Aug 2004 | EXECUTIVE | S$380,000 | 1,593 sqft | S$239 | 07 TO 09 | 89 yr 5 mo |
| Jun 2004 | EXECUTIVE | S$410,000 | 1,604 sqft | S$256 | 04 TO 06 | 89 yr 7 mo |
| Sep 2003 | EXECUTIVE | S$450,000 | 1,582 sqft | S$284 | 01 TO 03 | 90 yr 4 mo |
| Aug 2003 | EXECUTIVE | S$445,000 | 1,604 sqft | S$277 | 07 TO 09 | 90 yr 5 mo |
| Aug 2002 | EXECUTIVE | S$443,000 | 1,582 sqft | S$280 | 07 TO 09 | 91 yr 5 mo |
| Dec 2001 | EXECUTIVE | S$461,000 | 1,582 sqft | S$291 | 07 TO 09 | 92 yr 1 mo |
| Nov 2001 | EXECUTIVE | S$477,500 | 1,582 sqft | S$302 | 10 TO 12 | 92 yr 2 mo |
| Sep 2001 | EXECUTIVE | S$458,000 | 1,582 sqft | S$289 | 04 TO 06 | 92 yr 4 mo |
| Jul 2000 | EXECUTIVE | S$503,000 | 1,604 sqft | S$314 | 04 TO 06 | 93 yr 6 mo |
| Jun 2000 | EXECUTIVE | S$500,000 | 1,593 sqft | S$314 | 04 TO 06 | 93 yr 7 mo |
| Oct 1999 | EXECUTIVE | S$512,000 | 1,582 sqft | S$324 | 04 TO 06 | 94 yr 3 mo |
| Sep 1999 | EXECUTIVE | S$525,000 | 1,582 sqft | S$332 | 04 TO 06 | 94 yr 4 mo |
| Sep 1999 | EXECUTIVE | S$515,000 | 1,593 sqft | S$323 | 07 TO 09 | 94 yr 4 mo |
| Sep 1999 | EXECUTIVE | S$476,000 | 1,604 sqft | S$297 | 10 TO 12 | 94 yr 4 mo |
Showing the 40 most recent of 62 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 329 Tampines St 32
S$581
+9.1%1 sales5.7% yield
Blk 326 Tampines St 32
S$590
-0.0%2 sales5.1% yield
Blk 327 Tampines St 32
S$603
+1.9%3 sales5.4% yield
Blk 311 Tampines St 33
S$556
-4.5%1 sales5.5% yield
Blk 383 Tampines St 32
S$590
+4.6%2 sales5.3% yield
Blk 382 Tampines St 32
S$596
—1 sales5.6% yield
Blk 381 Tampines St 32
S$589
+0.6%3 sales6.5% yield
Blk 312 Tampines St 33
S$588
—1 sales4.6% 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.