Blk 385 Tampines St 32
TAMPINES ST 32 · TAMPINES · Singapore 520385 · D18
Median PSF · 12m
S$582
Median price · 12m
S$790K
Latest sale
S$790K
Jan 2026
1-year change
—
Sales · 12m
1
93 all time
Gross yield
6.08%
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
- +35.5%
- Annualised
- +27.5%
- Transactions
- 7
- 1 year
- —
- 3 years p.a.
- +6.8%
- 5 years p.a.
- +9.5%
- Median size
- 1,356 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 385 Tampines St 32 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$582 | S$601 | -3.1% |
| Median price | S$790K | S$720K | +9.7% |
| Gross rental yield | 6.08% | 6.01% | +0.1 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 3% 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$3,150
Contracts · 12m
2
Implied annual rent
S$38K
Gross yield
6.08%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,150 |
Investment analysis
Investment score 50 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
50/100
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%86
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%66
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 380 m.
- Valuationweight 22%50
How its median price per square foot compares with its own district.
- Rental yieldweight 20%44
Gross yield against every other development in its segment.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- 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 MRT380 m
- Pasir Ris East MRT1.4 km
- Simei MRT1.5 km
- Upper Changi MRT1.5 km
Schools within 2 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)200 m
- East Spring Secondary Schoolsecondary (s1-s5)270 m
- Temasek Junior Collegemixed level (s1-jc2)370 m
- East Spring Primary Schoolprimary430 m
- Dunman Secondary Schoolsecondary (s1-s5)680 m
- Chongzheng Primary Schoolprimary920 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 5 ROOM | S$790,000 | 1,356 sqft | S$582 | 07 TO 09 | 66 yr 8 mo |
| May 2024 | 5 ROOM | S$735,000 | 1,345 sqft | S$546 | 07 TO 09 | 68 yr 5 mo |
| Feb 2023 | 5 ROOM | S$635,000 | 1,356 sqft | S$468 | 04 TO 06 | 69 yr 8 mo |
| Jan 2023 | 5 ROOM | S$650,000 | 1,335 sqft | S$487 | 04 TO 06 | 69 yr 9 mo |
| Jul 2022 | 5 ROOM | S$610,000 | 1,345 sqft | S$453 | 04 TO 06 | 70 yr 2 mo |
| Dec 2021 | 5 ROOM | S$585,000 | 1,356 sqft | S$431 | 01 TO 03 | 70 yr 9 mo |
| Nov 2021 | 5 ROOM | S$581,000 | 1,356 sqft | S$428 | 07 TO 09 | 70 yr 11 mo |
| Dec 2020 | 5 ROOM | S$493,000 | 1,335 sqft | S$369 | 01 TO 03 | 71 yr 9 mo |
| Aug 2019 | 5 ROOM | S$532,000 | 1,367 sqft | S$389 | 10 TO 12 | 73 yr 1 mo |
| Aug 2019 | 5 ROOM | S$510,000 | 1,367 sqft | S$373 | 07 TO 09 | 73 yr 1 mo |
| Jan 2019 | 5 ROOM | S$510,000 | 1,367 sqft | S$373 | 04 TO 06 | 73 yr 9 mo |
| Jun 2018 | 4 ROOM | S$415,000 | 1,130 sqft | S$367 | 04 TO 06 | 74 yr 4 mo |
| Oct 2017 | 5 ROOM | S$530,000 | 1,356 sqft | S$391 | 10 TO 12 | 74 yr 11 mo |
| Jun 2017 | 5 ROOM | S$503,000 | 1,356 sqft | S$371 | 07 TO 09 | 75 yr 3 mo |
| Dec 2016 | 5 ROOM | S$490,000 | 1,356 sqft | S$361 | 04 TO 06 | 75 yrs |
| May 2016 | 5 ROOM | S$520,000 | 1,345 sqft | S$386 | 04 TO 06 | 76 yrs |
| Mar 2016 | 5 ROOM | S$510,000 | 1,367 sqft | S$373 | 07 TO 09 | 76 yrs |
| Jan 2016 | 5 ROOM | S$545,888 | 1,345 sqft | S$406 | 10 TO 12 | 76 yrs |
| Oct 2014 | 5 ROOM | S$530,000 | 1,345 sqft | S$394 | 10 TO 12 | 77 yr 3 mo |
| Sep 2014 | 5 ROOM | S$528,000 | 1,356 sqft | S$389 | 10 TO 12 | 77 yr 4 mo |
| Aug 2014 | 4 ROOM | S$466,000 | 1,130 sqft | S$412 | 10 TO 12 | 77 yr 5 mo |
| Jul 2014 | 5 ROOM | S$480,000 | 1,356 sqft | S$354 | 07 TO 09 | 77 yr 6 mo |
| Apr 2014 | 5 ROOM | S$515,000 | 1,335 sqft | S$386 | 10 TO 12 | 77 yr 9 mo |
| Jan 2014 | 5 ROOM | S$515,000 | 1,367 sqft | S$377 | 01 TO 03 | 78 yrs |
| Aug 2013 | 5 ROOM | S$510,000 | 1,345 sqft | S$379 | 01 TO 03 | 78 yr 5 mo |
| Jun 2013 | 5 ROOM | S$543,000 | 1,367 sqft | S$397 | 04 TO 06 | 78 yr 7 mo |
| Dec 2012 | 5 ROOM | S$545,000 | 1,367 sqft | S$399 | 04 TO 06 | 79 yr 1 mo |
| Nov 2012 | 5 ROOM | S$560,000 | 1,356 sqft | S$413 | 04 TO 06 | 79 yr 2 mo |
| Oct 2010 | 5 ROOM | S$452,000 | 1,335 sqft | S$339 | 01 TO 03 | 81 yr 3 mo |
| Aug 2010 | 5 ROOM | S$456,500 | 1,345 sqft | S$339 | 10 TO 12 | 81 yr 5 mo |
| Jun 2010 | 5 ROOM | S$450,000 | 1,345 sqft | S$334 | 10 TO 12 | 81 yr 7 mo |
| Jul 2009 | 5 ROOM | S$380,000 | 1,367 sqft | S$278 | 01 TO 03 | 82 yr 6 mo |
| Dec 2008 | 5 ROOM | S$370,000 | 1,367 sqft | S$271 | 04 TO 06 | 83 yr 1 mo |
| Oct 2008 | 5 ROOM | S$388,000 | 1,356 sqft | S$286 | 10 TO 12 | 83 yr 3 mo |
| Sep 2008 | 5 ROOM | S$357,000 | 1,345 sqft | S$265 | 01 TO 03 | 83 yr 4 mo |
| Jul 2007 | 5 ROOM | S$290,000 | 1,367 sqft | S$212 | 01 TO 03 | 84 yr 6 mo |
| May 2007 | 4 ROOM | S$263,500 | 1,130 sqft | S$233 | 10 TO 12 | 84 yr 8 mo |
| Jan 2007 | 5 ROOM | S$280,000 | 1,356 sqft | S$206 | 01 TO 03 | 85 yrs |
| Nov 2006 | 5 ROOM | S$285,000 | 1,356 sqft | S$210 | 04 TO 06 | 85 yr 2 mo |
| Jul 2006 | 5 ROOM | S$313,000 | 1,345 sqft | S$233 | 10 TO 12 | 85 yr 6 mo |
Showing the 40 most recent of 93 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 388 Tampines St 32
S$578
—2 sales6.0% yield
Blk 386 Tampines St 32
S$588
—1 sales4.5% yield
Blk 389 Tampines St 32
S$553
—2 sales6.3% yield
Blk 391 Tampines Ave 7
S$563
-2.9%1 sales5.9% yield
Blk 382 Tampines St 32
S$596
—1 sales5.6% yield
Blk 383 Tampines St 32
S$590
+4.6%2 sales5.3% yield
Blk 381 Tampines St 32
S$589
+0.6%3 sales6.5% yield
Blk 373 Tampines St 34
S$569
+4.3%2 sales6.2% 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.