Blk 388 Tampines St 32
TAMPINES ST 32 · TAMPINES · Singapore 520388 · D18
Median PSF · 12m
S$578
Median price · 12m
S$719K
Latest sale
S$760K
Jul 2026
1-year change
—
Sales · 12m
2
80 all time
Gross yield
6.00%
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
- +14.6%
- Annualised
- +9.5%
- Transactions
- 12
- 1 year
- —
- 3 years p.a.
- +4.7%
- 5 years p.a.
- —
- Median size
- 1,367 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 388 Tampines St 32 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$578 | S$601 | -3.9% |
| Median price | S$719K | S$720K | -0.1% |
| Gross rental yield | 6.00% | 6.01% | -0.0 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 4% 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$3,600
Contracts · 12m
2
Implied annual rent
S$43K
Gross yield
6.00%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,600 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
49/100
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%69
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 350 m.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%53
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.
- Rental yieldweight 20%41
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 MRT350 m
- Pasir Ris East MRT1.3 km
- Simei MRT1.5 km
- Upper Changi MRT1.6 km
Schools within 2 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)200 m
- East Spring Secondary Schoolsecondary (s1-s5)280 m
- Temasek Junior Collegemixed level (s1-jc2)330 m
- East Spring Primary Schoolprimary470 m
- Dunman Secondary Schoolsecondary (s1-s5)640 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$760,000 | 1,367 sqft | S$556 | 07 TO 09 | 66 yr 2 mo |
| Nov 2025 | 4 ROOM | S$678,000 | 1,130 sqft | S$600 | 10 TO 12 | 66 yr 11 mo |
| Nov 2023 | 5 ROOM | S$685,000 | 1,367 sqft | S$501 | 01 TO 03 | 68 yr 11 mo |
| Sep 2023 | 4 ROOM | S$567,000 | 1,130 sqft | S$502 | 10 TO 12 | 69 yrs |
| Aug 2023 | 5 ROOM | S$712,000 | 1,378 sqft | S$517 | 10 TO 12 | 69 yr 2 mo |
| Aug 2023 | 5 ROOM | S$690,000 | 1,367 sqft | S$505 | 04 TO 06 | 69 yr 2 mo |
| Jul 2023 | 5 ROOM | S$712,000 | 1,367 sqft | S$521 | 07 TO 09 | 69 yr 3 mo |
| Jan 2023 | 5 ROOM | S$675,000 | 1,367 sqft | S$494 | 10 TO 12 | 69 yr 9 mo |
| Jan 2023 | 5 ROOM | S$673,000 | 1,367 sqft | S$492 | 04 TO 06 | 69 yr 10 mo |
| Sep 2022 | 5 ROOM | S$692,000 | 1,356 sqft | S$510 | 10 TO 12 | 70 yr 1 mo |
| Sep 2022 | 5 ROOM | S$640,000 | 1,356 sqft | S$472 | 07 TO 09 | 70 yr 1 mo |
| Aug 2022 | 5 ROOM | S$658,000 | 1,356 sqft | S$485 | 10 TO 12 | 70 yr 2 mo |
| Sep 2020 | 5 ROOM | S$485,000 | 1,367 sqft | S$355 | 01 TO 03 | 72 yr 1 mo |
| Dec 2018 | 4 ROOM | S$443,000 | 1,130 sqft | S$392 | 07 TO 09 | 73 yr 9 mo |
| May 2018 | 5 ROOM | S$500,000 | 1,378 sqft | S$363 | 07 TO 09 | 74 yr 4 mo |
| Feb 2017 | 5 ROOM | S$510,000 | 1,378 sqft | S$370 | 04 TO 06 | 75 yr 7 mo |
| Sep 2016 | 5 ROOM | S$480,000 | 1,367 sqft | S$351 | 01 TO 03 | 76 yrs |
| Dec 2015 | 4 ROOM | S$415,000 | 1,130 sqft | S$367 | 01 TO 03 | 76 yrs |
| Jan 2015 | 5 ROOM | S$520,000 | 1,367 sqft | S$380 | 10 TO 12 | 77 yrs |
| Dec 2012 | 5 ROOM | S$568,000 | 1,378 sqft | S$412 | 10 TO 12 | 79 yr 1 mo |
| Jul 2012 | 5 ROOM | S$540,000 | 1,356 sqft | S$398 | 07 TO 09 | 79 yr 6 mo |
| Apr 2012 | 5 ROOM | S$533,000 | 1,367 sqft | S$390 | 06 TO 10 | 79 yr 9 mo |
| Apr 2012 | 5 ROOM | S$531,000 | 1,367 sqft | S$388 | 01 TO 05 | 79 yr 9 mo |
| Jul 2011 | 5 ROOM | S$471,888 | 1,356 sqft | S$348 | 04 TO 06 | 80 yr 6 mo |
| Mar 2011 | 5 ROOM | S$454,000 | 1,356 sqft | S$335 | 01 TO 03 | 80 yr 10 mo |
| Aug 2010 | 5 ROOM | S$429,000 | 1,378 sqft | S$311 | 10 TO 12 | 81 yr 5 mo |
| Jul 2010 | 5 ROOM | S$401,000 | 1,356 sqft | S$296 | 01 TO 03 | 81 yr 6 mo |
| May 2010 | 5 ROOM | S$446,000 | 1,367 sqft | S$326 | 10 TO 12 | 81 yr 8 mo |
| Apr 2010 | 5 ROOM | S$428,000 | 1,367 sqft | S$313 | 07 TO 09 | 81 yr 9 mo |
| Oct 2009 | 5 ROOM | S$387,500 | 1,367 sqft | S$283 | 01 TO 03 | 82 yr 3 mo |
| Mar 2008 | 5 ROOM | S$325,000 | 1,378 sqft | S$236 | 01 TO 03 | 83 yr 10 mo |
| Sep 2007 | 5 ROOM | S$325,000 | 1,367 sqft | S$238 | 07 TO 09 | 84 yr 4 mo |
| Aug 2007 | 5 ROOM | S$300,000 | 1,356 sqft | S$221 | 01 TO 03 | 84 yr 5 mo |
| Mar 2007 | 5 ROOM | S$300,000 | 1,356 sqft | S$221 | 07 TO 09 | 84 yr 10 mo |
| Jun 2006 | 5 ROOM | S$295,000 | 1,356 sqft | S$218 | 07 TO 09 | 85 yr 7 mo |
| May 2006 | 5 ROOM | S$313,000 | 1,367 sqft | S$229 | 10 TO 12 | 85 yr 8 mo |
| Nov 2005 | 5 ROOM | S$295,000 | 1,367 sqft | S$216 | 07 TO 09 | 86 yr 2 mo |
| Oct 2005 | 5 ROOM | S$298,000 | 1,367 sqft | S$218 | 07 TO 09 | 86 yr 3 mo |
| Feb 2005 | 5 ROOM | S$292,000 | 1,356 sqft | S$215 | 04 TO 06 | 86 yr 11 mo |
| Oct 2004 | 5 ROOM | S$310,000 | 1,367 sqft | S$227 | 01 TO 03 | 87 yr 3 mo |
Showing the 40 most recent of 80 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 391 Tampines Ave 7
S$563
-2.9%1 sales5.9% yield
Blk 389 Tampines St 32
S$553
—2 sales6.3% yield
Blk 373 Tampines St 34
S$569
+4.3%2 sales6.2% yield
Blk 386 Tampines St 32
S$588
—1 sales4.5% yield
Blk 390 Tampines Ave 7
S$615
—2 sales5.3% yield
Blk 383 Tampines St 32
S$590
+4.6%2 sales5.3% yield
Blk 374 Tampines St 34
S$580
+8.3%1 sales5.2% 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.