Blk 386 Tampines St 32
TAMPINES ST 32 · TAMPINES · Singapore 520386 · D18
Median PSF · 12m
S$588
Median price · 12m
S$855K
Latest sale
S$855K
Mar 2026
1-year change
—
Sales · 12m
1
46 all time
Gross yield
4.49%
no rental data
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
- +41.1%
- Annualised
- +25.8%
- Transactions
- 7
- 1 year
- —
- 3 years p.a.
- +5.2%
- 5 years p.a.
- +7.1%
- Median size
- 1,442 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 386 Tampines St 32 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$588 | S$601 | -2.1% |
| Median price | S$855K | S$720K | +18.8% |
| Gross rental yield | 4.49% | 6.01% | -1.5 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.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 36 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
36/100
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%67
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%54
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 450 m.
- Valuationweight 22%47
How its median price per square foot compares with its own district.
- 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.
- Rental yieldweight 20%5
Gross yield against every other development in its segment.
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 MRT450 m
- Pasir Ris East MRT1.4 km
- Simei MRT1.5 km
- Upper Changi MRT1.5 km
Schools within 2 km
- East Spring Secondary Schoolsecondary (s1-s5)230 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)270 m
- East Spring Primary Schoolprimary370 m
- Temasek Junior Collegemixed level (s1-jc2)430 m
- Dunman Secondary Schoolsecondary (s1-s5)720 m
- Chongzheng 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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | S$855,000 | 1,453 sqft | S$588 | 10 TO 12 | 66 yr 6 mo |
| Jun 2024 | 5 ROOM | S$707,500 | 1,442 sqft | S$491 | 01 TO 03 | 68 yr 4 mo |
| May 2024 | 5 ROOM | S$695,000 | 1,442 sqft | S$482 | 04 TO 06 | 68 yr 6 mo |
| Oct 2023 | 5 ROOM | S$717,000 | 1,367 sqft | S$524 | 07 TO 09 | 68 yr 11 mo |
| Aug 2023 | 5 ROOM | S$690,000 | 1,367 sqft | S$505 | 04 TO 06 | 69 yr 1 mo |
| Aug 2022 | 5 ROOM | S$650,000 | 1,453 sqft | S$447 | 01 TO 03 | 70 yr 1 mo |
| Sep 2021 | 5 ROOM | S$570,000 | 1,367 sqft | S$417 | 01 TO 03 | 71 yr 1 mo |
| Jul 2020 | 5 ROOM | S$570,000 | 1,453 sqft | S$392 | 10 TO 12 | 72 yr 3 mo |
| May 2018 | 5 ROOM | S$528,000 | 1,367 sqft | S$386 | 10 TO 12 | 74 yr 4 mo |
| Feb 2013 | 5 ROOM | S$573,000 | 1,453 sqft | S$394 | 01 TO 03 | 78 yr 11 mo |
| Jul 2012 | 5 ROOM | S$552,000 | 1,367 sqft | S$404 | 07 TO 09 | 79 yr 6 mo |
| Oct 2011 | 5 ROOM | S$535,000 | 1,367 sqft | S$391 | 04 TO 06 | 80 yr 3 mo |
| Dec 2010 | 5 ROOM | S$490,000 | 1,453 sqft | S$337 | 07 TO 09 | 81 yr 1 mo |
| Dec 2010 | 5 ROOM | S$468,000 | 1,367 sqft | S$342 | 10 TO 12 | 81 yr 1 mo |
| Dec 2009 | 5 ROOM | S$430,000 | 1,367 sqft | S$315 | 04 TO 06 | 82 yr 1 mo |
| Nov 2009 | 5 ROOM | S$445,000 | 1,442 sqft | S$309 | 10 TO 12 | 82 yr 2 mo |
| Oct 2008 | 5 ROOM | S$360,000 | 1,367 sqft | S$263 | 04 TO 06 | 83 yr 3 mo |
| Jul 2008 | 5 ROOM | S$375,000 | 1,453 sqft | S$258 | 04 TO 06 | 83 yr 6 mo |
| Mar 2008 | 5 ROOM | S$385,000 | 1,367 sqft | S$282 | 10 TO 12 | 83 yr 10 mo |
| Nov 2007 | 5 ROOM | S$335,000 | 1,453 sqft | S$231 | 01 TO 03 | 84 yr 2 mo |
| Aug 2006 | 5 ROOM | S$300,000 | 1,367 sqft | S$219 | 04 TO 06 | 85 yr 5 mo |
| May 2006 | 5 ROOM | S$300,000 | 1,367 sqft | S$219 | 04 TO 06 | 85 yr 8 mo |
| Oct 2005 | 5 ROOM | S$338,000 | 1,442 sqft | S$234 | 04 TO 06 | 86 yr 3 mo |
| Jun 2005 | 5 ROOM | S$318,000 | 1,453 sqft | S$219 | 07 TO 09 | 86 yr 7 mo |
| Jan 2004 | 5 ROOM | S$320,000 | 1,367 sqft | S$234 | 10 TO 12 | 88 yrs |
| Aug 2003 | 5 ROOM | S$329,500 | 1,367 sqft | S$241 | 04 TO 06 | 88 yr 5 mo |
| Jun 2002 | 5 ROOM | S$378,000 | 1,367 sqft | S$277 | 10 TO 12 | 89 yr 7 mo |
| Mar 2002 | 5 ROOM | S$350,000 | 1,367 sqft | S$256 | 04 TO 06 | 89 yr 10 mo |
| Mar 2001 | 5 ROOM | S$370,000 | 1,367 sqft | S$271 | 04 TO 06 | 90 yr 10 mo |
| Jun 2000 | 5 ROOM | S$443,000 | 1,442 sqft | S$307 | 07 TO 09 | 91 yr 7 mo |
| Dec 1998 | 5 ROOM | S$392,000 | 1,453 sqft | S$270 | 07 TO 09 | 93 yr 1 mo |
| Nov 1998 | 5 ROOM | S$446,000 | 1,453 sqft | S$307 | 10 TO 12 | 93 yr 2 mo |
| Nov 1998 | 5 ROOM | S$378,000 | 1,453 sqft | S$260 | 04 TO 06 | 93 yr 2 mo |
| Oct 1998 | 5 ROOM | S$440,000 | 1,442 sqft | S$305 | 10 TO 12 | 93 yr 3 mo |
| Oct 1998 | 5 ROOM | S$422,500 | 1,442 sqft | S$293 | 04 TO 06 | 93 yr 3 mo |
| Oct 1998 | 5 ROOM | S$420,000 | 1,367 sqft | S$307 | 04 TO 06 | 93 yr 3 mo |
| Sep 1998 | 5 ROOM | S$436,000 | 1,442 sqft | S$302 | 04 TO 06 | 93 yr 4 mo |
| Sep 1998 | 5 ROOM | S$377,000 | 1,367 sqft | S$276 | 01 TO 03 | 93 yr 4 mo |
| Sep 1998 | 5 ROOM | S$376,000 | 1,367 sqft | S$275 | 10 TO 12 | 93 yr 4 mo |
| Aug 1998 | 5 ROOM | S$415,000 | 1,453 sqft | S$286 | 01 TO 03 | 93 yr 5 mo |
Showing the 40 most recent of 46 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 385 Tampines St 32
S$582
—1 sales6.1% yield
Blk 381 Tampines St 32
S$589
+0.6%3 sales6.5% yield
Blk 382 Tampines St 32
S$596
—1 sales5.6% yield
Blk 388 Tampines St 32
S$578
—2 sales6.0% yield
Blk 383 Tampines St 32
S$590
+4.6%2 sales5.3% yield
Blk 373 Tampines St 34
S$569
+4.3%2 sales6.2% 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
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.