Blk 389 Tampines St 32
TAMPINES ST 32 · TAMPINES · Singapore 520389 · D18
Median PSF · 12m
S$553
Median price · 12m
S$753K
Latest sale
S$755K
Apr 2026
1-year change
—
Sales · 12m
2
59 all time
Gross yield
6.30%
1 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
- +34.0%
- Annualised
- +21.6%
- Transactions
- 7
- 1 year
- —
- 3 years p.a.
- +0.7%
- 5 years p.a.
- +6.0%
- Median size
- 1,362 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 389 Tampines St 32 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$553 | S$601 | -8.1% |
| Median price | S$753K | S$720K | +4.5% |
| Gross rental yield | 6.30% | 6.01% | +0.3 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 8% 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$3,800
Contracts · 12m
1
Implied annual rent
S$46K
Gross yield
6.30%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,800 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
46/100
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%76
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 320 m.
- Valuationweight 22%66
How its median price per square foot compares with its own district.
- Rental yieldweight 20%52
Gross yield against every other development in its segment.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%12
Three-year annualised change in median PSF, or one year where three is unavailable.
- 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 MRT320 m
- Pasir Ris East MRT1.4 km
- Simei MRT1.4 km
- Upper Changi MRT1.5 km
Schools within 2 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)130 m
- Temasek Junior Collegemixed level (s1-jc2)320 m
- East Spring Secondary Schoolsecondary (s1-s5)340 m
- East Spring Primary Schoolprimary490 m
- Dunman Secondary Schoolsecondary (s1-s5)660 m
- Chongzheng Primary Schoolprimary860 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 5 ROOM | S$755,000 | 1,367 sqft | S$552 | 01 TO 03 | 66 yr 5 mo |
| Feb 2026 | 5 ROOM | S$750,000 | 1,356 sqft | S$553 | 01 TO 03 | 66 yr 8 mo |
| Feb 2024 | 4 ROOM | S$610,000 | 1,130 sqft | S$540 | 10 TO 12 | 68 yr 8 mo |
| Feb 2024 | 4 ROOM | S$590,000 | 1,130 sqft | S$522 | 07 TO 09 | 68 yr 8 mo |
| Aug 2023 | 5 ROOM | S$740,888 | 1,367 sqft | S$542 | 07 TO 09 | 69 yr 3 mo |
| Mar 2022 | 5 ROOM | S$635,000 | 1,367 sqft | S$465 | 07 TO 09 | 70 yr 6 mo |
| Jul 2021 | 5 ROOM | S$550,000 | 1,335 sqft | S$412 | 01 TO 03 | 71 yr 3 mo |
| Feb 2020 | 4 ROOM | S$425,000 | 1,130 sqft | S$376 | 10 TO 12 | 72 yr 7 mo |
| Aug 2018 | 5 ROOM | S$550,000 | 1,356 sqft | S$406 | 10 TO 12 | 74 yr 2 mo |
| Nov 2016 | 5 ROOM | S$495,000 | 1,356 sqft | S$365 | 04 TO 06 | 75 yrs |
| Mar 2016 | 5 ROOM | S$475,000 | 1,367 sqft | S$347 | 01 TO 03 | 76 yrs |
| Jul 2015 | 5 ROOM | S$502,000 | 1,335 sqft | S$376 | 10 TO 12 | 77 yrs |
| Jun 2015 | 5 ROOM | S$465,000 | 1,367 sqft | S$340 | 01 TO 03 | 77 yrs |
| Mar 2015 | 5 ROOM | S$510,000 | 1,367 sqft | S$373 | 04 TO 06 | 77 yrs |
| Sep 2014 | 5 ROOM | S$508,000 | 1,367 sqft | S$372 | 10 TO 12 | 77 yr 4 mo |
| May 2014 | 5 ROOM | S$538,000 | 1,367 sqft | S$394 | 10 TO 12 | 77 yr 8 mo |
| Jan 2013 | 5 ROOM | S$543,000 | 1,335 sqft | S$407 | 04 TO 06 | 79 yrs |
| Sep 2011 | 5 ROOM | S$515,000 | 1,335 sqft | S$386 | 04 TO 06 | 80 yr 4 mo |
| Jul 2011 | 5 ROOM | S$486,000 | 1,356 sqft | S$358 | 07 TO 09 | 80 yr 6 mo |
| Dec 2010 | 5 ROOM | S$451,000 | 1,367 sqft | S$330 | 07 TO 09 | 81 yr 1 mo |
| May 2010 | 5 ROOM | S$424,000 | 1,367 sqft | S$310 | 01 TO 03 | 81 yr 8 mo |
| Sep 2008 | 5 ROOM | S$380,000 | 1,356 sqft | S$280 | 04 TO 06 | 83 yr 4 mo |
| Aug 2008 | 5 ROOM | S$400,000 | 1,367 sqft | S$293 | 10 TO 12 | 83 yr 5 mo |
| Mar 2006 | 5 ROOM | S$289,000 | 1,367 sqft | S$211 | 10 TO 12 | 85 yr 10 mo |
| Sep 2005 | 5 ROOM | S$320,000 | 1,367 sqft | S$234 | 04 TO 06 | 86 yr 4 mo |
| Aug 2004 | 4 ROOM | S$262,000 | 1,130 sqft | S$232 | 10 TO 12 | 87 yr 5 mo |
| May 2004 | 5 ROOM | S$320,000 | 1,335 sqft | S$240 | 10 TO 12 | 87 yr 8 mo |
| Sep 2003 | 5 ROOM | S$325,000 | 1,367 sqft | S$238 | 04 TO 06 | 88 yr 4 mo |
| Dec 2002 | 5 ROOM | S$342,000 | 1,356 sqft | S$252 | 10 TO 12 | 89 yr 1 mo |
| Dec 2001 | 5 ROOM | S$362,000 | 1,367 sqft | S$265 | 10 TO 12 | 90 yr 1 mo |
| Apr 2001 | 5 ROOM | S$370,000 | 1,335 sqft | S$277 | 07 TO 09 | 90 yr 9 mo |
| Oct 2000 | 5 ROOM | S$398,000 | 1,367 sqft | S$291 | 04 TO 06 | 91 yr 3 mo |
| Feb 2000 | 5 ROOM | S$415,000 | 1,335 sqft | S$311 | 10 TO 12 | 91 yr 11 mo |
| Feb 2000 | 5 ROOM | S$406,000 | 1,356 sqft | S$299 | 07 TO 09 | 91 yr 11 mo |
| Jan 2000 | 5 ROOM | S$371,000 | 1,335 sqft | S$278 | 01 TO 03 | 92 yrs |
| Aug 1999 | 5 ROOM | S$400,000 | 1,335 sqft | S$300 | 10 TO 12 | 92 yr 5 mo |
| Jul 1999 | 4 ROOM | S$283,000 | 1,130 sqft | S$250 | 07 TO 09 | 92 yr 6 mo |
| Jun 1999 | 5 ROOM | S$379,000 | 1,367 sqft | S$277 | 10 TO 12 | 92 yr 7 mo |
| Jun 1999 | 5 ROOM | S$370,000 | 1,356 sqft | S$273 | 04 TO 06 | 92 yr 7 mo |
| Jun 1999 | 4 ROOM | S$281,000 | 1,130 sqft | S$249 | 10 TO 12 | 92 yr 7 mo |
Showing the 40 most recent of 59 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 385 Tampines St 32
S$582
—1 sales6.1% yield
Blk 391 Tampines Ave 7
S$563
-2.9%1 sales5.9% yield
Blk 383 Tampines St 32
S$590
+4.6%2 sales5.3% yield
Blk 393 Tampines Ave 7
S$619
+4.4%4 sales5.0% yield
Blk 382 Tampines St 32
S$596
—1 sales5.6% yield
Blk 390 Tampines Ave 7
S$615
—2 sales5.3% yield
Blk 386 Tampines St 32
S$588
—1 sales4.5% 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.