Blk 856E Tampines St 82
TAMPINES ST 82 · TAMPINES · Singapore 525856 · D18
Median PSF · 12m
S$656
Median price · 12m
S$1.04M
Latest sale
S$1.04M
Feb 2026
1-year change
-11.1%
Sales · 12m
1
70 all time
Gross yield
4.29%
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
- +21.4%
- Annualised
- +9.0%
- Transactions
- 9
- 1 year
- -11.1%
- 3 years p.a.
- +4.1%
- 5 years p.a.
- +5.0%
- Median size
- 1,582 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 856E Tampines St 82 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$656 | S$601 | +9.1% |
| Median price | S$1.04M | S$720K | +44.2% |
| Gross rental yield | 4.29% | 6.01% | -1.7 pts |
| 1-year price change | -11.1% | +0.7% | -11.8 pts |
This development trades about 9% 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$3,950
Contracts · 12m
4
Implied annual rent
S$47K
Gross yield
4.29%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 4 | S$3,950 |
Investment analysis
Investment score 26 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
26/100
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%50
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%48
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 580 m.
- Valuationweight 22%23
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%3
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 MRT580 m
- Tampines West MRT850 m
- Tampines North MRT1.8 km
- Tampines East MRT1.9 km
Schools within 2 km
- St. Hilda'S Secondary Schoolsecondary (s1-s5)380 m
- St. Hilda'S Primary Schoolprimary440 m
- Junyuan Secondary Schoolsecondary (s1-s5)550 m
- Junyuan Primary Schoolprimary560 m
- Poi Ching Schoolprimary660 m
- Tampines Primary Schoolprimary680 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 |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | S$1,038,000 | 1,582 sqft | S$656 | 01 TO 03 | 68 yr 10 mo |
| Jun 2025 | EXECUTIVE | S$1,200,000 | 1,625 sqft | S$738 | 10 TO 12 | 69 yr 5 mo |
| Jan 2024 | EXECUTIVE | S$1,000,000 | 1,625 sqft | S$615 | 13 TO 15 | 70 yr 11 mo |
| Nov 2022 | EXECUTIVE | S$920,000 | 1,582 sqft | S$581 | 04 TO 06 | 72 yr 1 mo |
| Aug 2022 | EXECUTIVE | S$905,000 | 1,582 sqft | S$572 | 04 TO 06 | 72 yr 3 mo |
| Jun 2022 | EXECUTIVE | S$932,000 | 1,582 sqft | S$589 | 04 TO 06 | 72 yr 6 mo |
| Feb 2022 | EXECUTIVE | S$895,000 | 1,582 sqft | S$566 | 07 TO 09 | 72 yr 10 mo |
| Nov 2021 | EXECUTIVE | S$912,000 | 1,604 sqft | S$569 | 10 TO 12 | 73 yr 1 mo |
| Mar 2021 | EXECUTIVE | S$855,000 | 1,582 sqft | S$540 | 07 TO 09 | 73 yr 9 mo |
| Dec 2020 | EXECUTIVE | S$773,000 | 1,582 sqft | S$489 | 01 TO 03 | 74 yrs |
| Sep 2019 | EXECUTIVE | S$808,000 | 1,582 sqft | S$511 | 01 TO 03 | 75 yr 2 mo |
| Jun 2019 | EXECUTIVE | S$810,000 | 1,625 sqft | S$498 | 07 TO 09 | 75 yr 5 mo |
| Dec 2013 | EXECUTIVE | S$750,000 | 1,582 sqft | S$474 | 04 TO 06 | 80 yr 1 mo |
| May 2010 | EXECUTIVE | S$630,000 | 1,625 sqft | S$388 | 01 TO 03 | 83 yr 8 mo |
| Jan 2010 | EXECUTIVE | S$595,000 | 1,582 sqft | S$376 | 07 TO 09 | 84 yrs |
| Sep 2009 | EXECUTIVE | S$570,000 | 1,582 sqft | S$360 | 04 TO 06 | 84 yr 4 mo |
| Jul 2009 | EXECUTIVE | S$565,000 | 1,604 sqft | S$352 | 10 TO 12 | 84 yr 6 mo |
| Mar 2009 | EXECUTIVE | S$515,000 | 1,604 sqft | S$321 | 01 TO 03 | 84 yr 10 mo |
| Sep 2008 | EXECUTIVE | S$580,000 | 1,604 sqft | S$362 | 01 TO 03 | 85 yr 4 mo |
| Aug 2008 | EXECUTIVE | S$602,500 | 1,604 sqft | S$376 | 10 TO 12 | 85 yr 5 mo |
| Mar 2008 | EXECUTIVE | S$595,000 | 1,625 sqft | S$366 | 04 TO 06 | 85 yr 10 mo |
| Nov 2007 | EXECUTIVE | S$480,000 | 1,625 sqft | S$295 | 01 TO 03 | 86 yr 2 mo |
| Jun 2007 | EXECUTIVE | S$465,000 | 1,604 sqft | S$290 | 10 TO 12 | 86 yr 7 mo |
| Apr 2007 | EXECUTIVE | S$453,000 | 1,625 sqft | S$279 | 07 TO 09 | 86 yr 9 mo |
| Jan 2007 | EXECUTIVE | S$466,000 | 1,625 sqft | S$287 | 10 TO 12 | 87 yrs |
| Oct 2006 | EXECUTIVE | S$436,000 | 1,625 sqft | S$268 | 07 TO 09 | 87 yr 3 mo |
| Jul 2006 | EXECUTIVE | S$410,000 | 1,582 sqft | S$259 | 01 TO 03 | 87 yr 6 mo |
| Jun 2006 | EXECUTIVE | S$432,000 | 1,625 sqft | S$266 | 04 TO 06 | 87 yr 7 mo |
| May 2006 | EXECUTIVE | S$410,000 | 1,582 sqft | S$259 | 04 TO 06 | 87 yr 8 mo |
| Jan 2006 | EXECUTIVE | S$391,000 | 1,604 sqft | S$244 | 01 TO 03 | 88 yrs |
| Mar 2005 | EXECUTIVE | S$450,000 | 1,604 sqft | S$281 | 10 TO 12 | 88 yr 10 mo |
| Jun 2004 | EXECUTIVE | S$445,000 | 1,604 sqft | S$277 | 07 TO 09 | 89 yr 7 mo |
| Apr 2004 | EXECUTIVE | S$450,000 | 1,582 sqft | S$284 | 01 TO 03 | 89 yr 9 mo |
| Mar 2004 | EXECUTIVE | S$470,000 | 1,625 sqft | S$289 | 01 TO 03 | 89 yr 10 mo |
| Nov 2003 | EXECUTIVE | S$509,000 | 1,625 sqft | S$313 | 13 TO 15 | 90 yr 2 mo |
| Nov 2003 | EXECUTIVE | S$470,000 | 1,582 sqft | S$297 | 04 TO 06 | 90 yr 2 mo |
| Aug 2003 | EXECUTIVE | S$495,000 | 1,604 sqft | S$309 | 10 TO 12 | 90 yr 5 mo |
| Jun 2003 | EXECUTIVE | S$461,000 | 1,582 sqft | S$291 | 01 TO 03 | 90 yr 7 mo |
| Jun 2002 | EXECUTIVE | S$553,000 | 1,625 sqft | S$340 | 10 TO 12 | 91 yr 7 mo |
| Apr 2002 | EXECUTIVE | S$480,000 | 1,582 sqft | S$303 | 04 TO 06 | 91 yr 9 mo |
Showing the 40 most recent of 70 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 856F Tampines St 82
S$714
+0.9%3 sales3.8% yield
Blk 856D Tampines St 82
S$744
+3.9%1 sales4.1% yield
Blk 856B Tampines St 82
S$735
+24.4%1 sales5.1% yield
Blk 856C Tampines St 82
S$705
—3 sales4.2% yield
Blk 842E Tampines St 82
S$665
+5.9%3 sales5.9% yield
Blk 842F Tampines St 82
S$660
+6.6%1 sales5.5% yield
Blk 902 Tampines Ave 4
S$601
+5.6%1 sales6.5% yield
Blk 858 Tampines Ave 5
S$722
+9.1%4 sales4.1% 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.