Blk 856B Tampines St 82
TAMPINES ST 82 · TAMPINES · Singapore 522856 · D18
Median PSF · 12m
S$735
Median price · 12m
S$1.16M
Latest sale
S$1.16M
Jun 2026
1-year change
+24.4%
Sales · 12m
1
96 all time
Gross yield
5.12%
4 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
- +38.2%
- Annualised
- +24.1%
- Transactions
- 7
- 1 year
- +24.4%
- 3 years p.a.
- +6.4%
- 5 years p.a.
- +6.7%
- Median size
- 1,572 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 856B Tampines St 82 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$735 | S$601 | +22.2% |
| Median price | S$1.16M | S$720K | +60.4% |
| Gross rental yield | 5.12% | 6.01% | -0.9 pts |
| 1-year price change | +24.4% | +0.7% | +23.8 pts |
This development trades about 22% 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$4,100
Contracts · 12m
4
Implied annual rent
S$49K
Gross yield
5.12%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 4 | S$4,100 |
Investment analysis
Investment score 31 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
31/100
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%82
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%43
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 690 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%15
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.
- Valuationweight 22%10
How its median price per square foot compares with its own district.
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 MRT690 m
- Tampines West MRT870 m
- Tampines North MRT1.8 km
- Bedok Reservoir MRT1.9 km
Schools within 2 km
- St. Hilda'S Secondary Schoolsecondary (s1-s5)380 m
- St. Hilda'S Primary Schoolprimary420 m
- Junyuan Secondary Schoolsecondary (s1-s5)430 m
- Poi Ching Schoolprimary570 m
- Junyuan Primary Schoolprimary610 m
- Tampines Primary Schoolprimary790 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.8 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | EXECUTIVE | S$1,155,000 | 1,572 sqft | S$735 | 07 TO 09 | 68 yr 6 mo |
| Dec 2024 | EXECUTIVE | S$950,000 | 1,572 sqft | S$605 | 01 TO 03 | 70 yr 1 mo |
| Oct 2024 | EXECUTIVE | S$900,000 | 1,561 sqft | S$577 | 04 TO 06 | 70 yr 2 mo |
| Sep 2024 | EXECUTIVE | S$1,038,000 | 1,604 sqft | S$647 | 07 TO 09 | 70 yr 3 mo |
| Apr 2023 | EXECUTIVE | S$970,000 | 1,572 sqft | S$617 | 07 TO 09 | 71 yr 8 mo |
| Oct 2022 | EXECUTIVE | S$948,000 | 1,572 sqft | S$603 | 07 TO 09 | 72 yr 2 mo |
| May 2021 | EXECUTIVE | S$830,000 | 1,561 sqft | S$532 | 04 TO 06 | 73 yr 7 mo |
| Feb 2021 | EXECUTIVE | S$830,000 | 1,561 sqft | S$532 | 13 TO 15 | 73 yr 10 mo |
| Dec 2020 | EXECUTIVE | S$828,000 | 1,561 sqft | S$531 | 07 TO 09 | 73 yr 11 mo |
| Nov 2020 | EXECUTIVE | S$820,000 | 1,604 sqft | S$511 | 01 TO 03 | 74 yrs |
| Sep 2020 | EXECUTIVE | S$815,000 | 1,572 sqft | S$519 | 07 TO 09 | 74 yr 3 mo |
| Jan 2018 | EXECUTIVE | S$830,000 | 1,572 sqft | S$528 | 01 TO 03 | 76 yr 10 mo |
| Nov 2017 | EXECUTIVE | S$710,000 | 1,561 sqft | S$455 | 04 TO 06 | 77 yrs |
| Jun 2017 | EXECUTIVE | S$708,000 | 1,561 sqft | S$454 | 01 TO 03 | 77 yr 5 mo |
| Jan 2017 | EXECUTIVE | S$830,000 | 1,572 sqft | S$528 | 07 TO 09 | 77 yr 10 mo |
| May 2015 | EXECUTIVE | S$720,000 | 1,561 sqft | S$461 | 10 TO 12 | 79 yrs |
| Feb 2013 | EXECUTIVE | S$738,000 | 1,572 sqft | S$470 | 04 TO 06 | 80 yr 11 mo |
| Aug 2012 | EXECUTIVE | S$780,000 | 1,561 sqft | S$500 | 13 TO 15 | 81 yr 5 mo |
| Jul 2012 | EXECUTIVE | S$787,000 | 1,604 sqft | S$491 | 04 TO 06 | 81 yr 6 mo |
| Jun 2012 | EXECUTIVE | S$747,000 | 1,561 sqft | S$479 | 07 TO 09 | 81 yr 7 mo |
| Feb 2012 | EXECUTIVE | S$750,000 | 1,593 sqft | S$471 | 10 TO 12 | 81 yr 11 mo |
| Jan 2012 | EXECUTIVE | S$663,000 | 1,561 sqft | S$425 | 01 TO 03 | 82 yrs |
| Nov 2010 | EXECUTIVE | S$670,000 | 1,561 sqft | S$429 | 10 TO 12 | 83 yr 2 mo |
| May 2010 | EXECUTIVE | S$645,000 | 1,572 sqft | S$410 | 10 TO 12 | 83 yr 8 mo |
| May 2010 | EXECUTIVE | S$630,000 | 1,572 sqft | S$401 | 07 TO 09 | 83 yr 8 mo |
| Dec 2009 | EXECUTIVE | S$620,000 | 1,561 sqft | S$397 | 16 TO 18 | 84 yr 1 mo |
| Sep 2009 | EXECUTIVE | S$583,000 | 1,572 sqft | S$371 | 07 TO 09 | 84 yr 4 mo |
| May 2009 | EXECUTIVE | S$543,000 | 1,604 sqft | S$339 | 01 TO 03 | 84 yr 8 mo |
| Dec 2008 | EXECUTIVE | S$520,000 | 1,561 sqft | S$333 | 01 TO 03 | 85 yr 1 mo |
| Nov 2008 | EXECUTIVE | S$600,000 | 1,604 sqft | S$374 | 04 TO 06 | 85 yr 2 mo |
| Aug 2008 | EXECUTIVE | S$618,000 | 1,593 sqft | S$388 | 10 TO 12 | 85 yr 5 mo |
| Jul 2008 | EXECUTIVE | S$570,000 | 1,604 sqft | S$355 | 04 TO 06 | 85 yr 6 mo |
| Apr 2008 | EXECUTIVE | S$560,000 | 1,561 sqft | S$359 | 13 TO 15 | 85 yr 9 mo |
| Feb 2008 | EXECUTIVE | S$570,000 | 1,572 sqft | S$363 | 13 TO 15 | 85 yr 11 mo |
| Feb 2008 | EXECUTIVE | S$565,000 | 1,572 sqft | S$360 | 07 TO 09 | 85 yr 11 mo |
| Nov 2007 | EXECUTIVE | S$565,000 | 1,572 sqft | S$360 | 10 TO 12 | 86 yr 2 mo |
| Oct 2007 | EXECUTIVE | S$535,000 | 1,561 sqft | S$343 | 13 TO 15 | 86 yr 3 mo |
| Jun 2007 | EXECUTIVE | S$465,000 | 1,572 sqft | S$296 | 04 TO 06 | 86 yr 7 mo |
| May 2007 | EXECUTIVE | S$448,000 | 1,572 sqft | S$285 | 04 TO 06 | 86 yr 8 mo |
| Mar 2007 | EXECUTIVE | S$456,000 | 1,625 sqft | S$281 | 10 TO 12 | 86 yr 10 mo |
Showing the 40 most recent of 96 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 856C Tampines St 82
S$705
—3 sales4.2% yield
Blk 856F Tampines St 82
S$714
+0.9%3 sales3.8% yield
Blk 856E Tampines St 82
S$656
-11.1%1 sales4.3% yield
Blk 854 Tampines St 82
S$563
-7.0%2 sales6.7% yield
Blk 858 Tampines Ave 5
S$722
+9.1%4 sales4.1% yield
Blk 842G Tampines St 82
S$603
-8.7%3 sales5.1% yield
Blk 856 Tampines St 82
S$576
+0.9%6 sales6.8% yield
Blk 842F Tampines St 82
S$660
+6.6%1 sales5.5% 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.