Blk 820 Tampines St 81
TAMPINES ST 81 · TAMPINES · Singapore 520820 · D18
Median PSF · 12m
S$635
Median price · 12m
S$465K
Latest sale
S$435K
May 2026
1-year change
—
Sales · 12m
2
87 all time
Gross yield
6.71%
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
- +34.8%
- Annualised
- +27.0%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- +7.1%
- Median size
- 732 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 820 Tampines St 81 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$635 | S$601 | +5.7% |
| Median price | S$465K | S$720K | -35.4% |
| Gross rental yield | 6.71% | 6.01% | +0.7 pts |
| 1-year price change | — | +0.7% | — |
This development trades about 6% above 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$2,600
Contracts · 12m
1
Implied annual rent
S$31K
Gross yield
6.71%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 1 | S$2,600 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
82% 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.
- Rental yieldweight 20%65
Gross yield against every other development in its segment.
- Locationweight 15%64
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 400 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%29
How its median price per square foot compares with its own district.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
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 West MRT400 m
- Tampines MRT1.1 km
- Bedok Reservoir MRT1.3 km
Schools within 2 km
- St. Hilda'S Primary Schoolprimary190 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)260 m
- Junyuan Primary Schoolprimary350 m
- Springfield Secondary Schoolsecondary (s1-s5)670 m
- Junyuan Secondary Schoolsecondary (s1-s5)680 m
- Tampines Primary Schoolprimary900 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 |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | S$435,000 | 732 sqft | S$594 | 04 TO 06 | 57 yr 4 mo |
| Apr 2026 | 3 ROOM | S$495,000 | 732 sqft | S$676 | 04 TO 06 | 57 yr 5 mo |
| Jun 2024 | 3 ROOM | S$428,000 | 732 sqft | S$585 | 01 TO 03 | 59 yr 3 mo |
| Jan 2024 | 3 ROOM | S$418,000 | 732 sqft | S$571 | 01 TO 03 | 59 yr 8 mo |
| May 2022 | 3 ROOM | S$398,000 | 883 sqft | S$451 | 04 TO 06 | 61 yr 3 mo |
| Sep 2021 | 3 ROOM | S$345,000 | 732 sqft | S$471 | 01 TO 03 | 62 yrs |
| Nov 2020 | 4 ROOM | S$380,000 | 1,001 sqft | S$380 | 01 TO 03 | 62 yr 9 mo |
| Nov 2020 | 3 ROOM | S$330,000 | 732 sqft | S$451 | 04 TO 06 | 62 yr 10 mo |
| Nov 2019 | 3 ROOM | S$295,000 | 732 sqft | S$403 | 04 TO 06 | 63 yr 9 mo |
| Sep 2018 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 04 TO 06 | 64 yr 11 mo |
| Jun 2016 | 3 ROOM | S$355,000 | 883 sqft | S$402 | 01 TO 03 | 67 yrs |
| May 2016 | 3 ROOM | S$375,000 | 883 sqft | S$425 | 04 TO 06 | 67 yrs |
| Apr 2016 | 3 ROOM | S$300,000 | 732 sqft | S$410 | 01 TO 03 | 67 yrs |
| Feb 2016 | 3 ROOM | S$310,000 | 732 sqft | S$424 | 01 TO 03 | 67 yrs |
| Jan 2015 | 3 ROOM | S$308,000 | 732 sqft | S$421 | 01 TO 03 | 68 yrs |
| Aug 2014 | 3 ROOM | S$325,000 | 732 sqft | S$444 | 01 TO 03 | 68 yr 5 mo |
| Mar 2014 | 3 ROOM | S$330,000 | 732 sqft | S$451 | 01 TO 03 | 68 yr 10 mo |
| Jan 2014 | 3 ROOM | S$322,000 | 732 sqft | S$440 | 04 TO 06 | 69 yrs |
| Mar 2013 | 3 ROOM | S$330,000 | 732 sqft | S$451 | 04 TO 06 | 69 yr 10 mo |
| Jul 2011 | 3 ROOM | S$295,000 | 732 sqft | S$403 | 01 TO 03 | 71 yr 6 mo |
| Mar 2011 | 4 ROOM | S$348,000 | 1,001 sqft | S$348 | 01 TO 03 | 71 yr 10 mo |
| Nov 2010 | 3 ROOM | S$275,000 | 732 sqft | S$376 | 01 TO 03 | 72 yr 2 mo |
| Sep 2010 | 3 ROOM | S$268,000 | 732 sqft | S$366 | 01 TO 03 | 72 yr 4 mo |
| Aug 2010 | 3 ROOM | S$313,000 | 883 sqft | S$355 | 04 TO 06 | 72 yr 5 mo |
| Aug 2010 | 3 ROOM | S$310,000 | 883 sqft | S$351 | 01 TO 03 | 72 yr 5 mo |
| Jul 2010 | 3 ROOM | S$270,000 | 732 sqft | S$369 | 01 TO 03 | 72 yr 6 mo |
| Jul 2010 | 3 ROOM | S$266,000 | 732 sqft | S$363 | 01 TO 03 | 72 yr 6 mo |
| Feb 2010 | 3 ROOM | S$296,000 | 883 sqft | S$335 | 04 TO 06 | 72 yr 11 mo |
| Nov 2008 | 3 ROOM | S$247,000 | 883 sqft | S$280 | 01 TO 03 | 74 yr 2 mo |
| Mar 2008 | 3 ROOM | S$200,500 | 732 sqft | S$274 | 01 TO 03 | 74 yr 10 mo |
| Aug 2007 | 4 ROOM | S$220,000 | 1,001 sqft | S$220 | 01 TO 03 | 75 yr 5 mo |
| Jan 2007 | 3 ROOM | S$166,000 | 732 sqft | S$227 | 01 TO 03 | 76 yrs |
| Dec 2006 | 3 ROOM | S$158,000 | 732 sqft | S$216 | 04 TO 06 | 76 yr 1 mo |
| Oct 2006 | 3 ROOM | S$175,000 | 732 sqft | S$239 | 01 TO 03 | 76 yr 3 mo |
| Sep 2006 | 3 ROOM | S$163,000 | 732 sqft | S$223 | 01 TO 03 | 76 yr 4 mo |
| Sep 2006 | 3 ROOM | S$158,000 | 732 sqft | S$216 | 01 TO 03 | 76 yr 4 mo |
| Nov 2005 | 3 ROOM | S$170,000 | 732 sqft | S$232 | 01 TO 03 | 77 yr 2 mo |
| Aug 2005 | 3 ROOM | S$177,000 | 732 sqft | S$242 | 01 TO 03 | 77 yr 5 mo |
| Apr 2005 | 3 ROOM | S$170,000 | 883 sqft | S$193 | 01 TO 03 | 77 yr 9 mo |
| Oct 2004 | 4 ROOM | S$270,000 | 1,001 sqft | S$270 | 01 TO 03 | 78 yr 3 mo |
Showing the 40 most recent of 87 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 817 Tampines St 81
S$605
0.0%3 sales7.1% yield
Blk 818 Tampines St 81
S$636
+8.7%3 sales7.2% yield
Blk 814 Tampines St 81
S$620
+2.0%5 sales6.3% yield
Blk 819 Tampines St 81
S$682
+13.5%3 sales6.8% yield
Blk 897A Tampines St 81
S$628
+10.2%1 sales6.6% yield
Blk 813 Tampines St 81
S$544
-8.4%1 sales6.9% yield
Blk 815 Tampines Ave 4
S$568
—4 sales6.2% yield
Blk 808 Tampines Ave 4
S$615
+0.7%2 sales6.6% 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.