Blk 860 Tampines Ave 5
TAMPINES AVE 5 · TAMPINES · Singapore 520860 · D18
Median PSF · 12m
S$592
Median price · 12m
S$955K
Latest sale
S$1.15M
Aug 2026
1-year change
-12.9%
Sales · 12m
8
150 all time
Gross yield
4.35%
no rental data
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
- +29.7%
- Annualised
- +7.2%
- Transactions
- 41
- 1 year
- -12.9%
- 3 years p.a.
- +1.7%
- 5 years p.a.
- +3.9%
- 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 860 Tampines Ave 5 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$592 | S$601 | -1.6% |
| Median price | S$955K | S$720K | +32.6% |
| Gross rental yield | 4.35% | 5.99% | -1.6 pts |
| 1-year price change | -12.9% | +0.4% | -13.3 pts |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 33 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
33/100
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.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 700 m.
- Price momentumweight 18%20
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%4
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 MRT700 m
- Tampines West MRT1.1 km
- Tampines North MRT1.6 km
- Tampines East MRT2.0 km
Schools within 2 km
- Poi Ching Schoolprimary360 m
- Junyuan Secondary Schoolsecondary (s1-s5)460 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)640 m
- St. Hilda'S Primary Schoolprimary680 m
- Junyuan Primary Schoolprimary860 m
- Angsana Primary Schoolprimary920 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.5 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | EXECUTIVE | S$1,150,000 | 1,572 sqft | S$732 | 07 TO 09 | 60 yr 3 mo |
| Aug 2026 | EXECUTIVE | S$1,150,000 | 1,572 sqft | S$732 | 07 TO 09 | 60 yr 3 mo |
| Aug 2026 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 01 TO 03 | 60 yr 4 mo |
| Aug 2026 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 01 TO 03 | 60 yr 4 mo |
| Apr 2026 | EXECUTIVE | S$980,000 | 1,572 sqft | S$624 | 04 TO 06 | 60 yr 8 mo |
| Apr 2026 | EXECUTIVE | S$980,000 | 1,572 sqft | S$624 | 04 TO 06 | 60 yr 8 mo |
| Nov 2025 | EXECUTIVE | S$915,000 | 1,572 sqft | S$582 | 01 TO 03 | 61 yr 1 mo |
| Nov 2025 | EXECUTIVE | S$915,000 | 1,572 sqft | S$582 | 01 TO 03 | 61 yr 1 mo |
| Jun 2025 | EXECUTIVE | S$1,068,888 | 1,572 sqft | S$680 | 04 TO 06 | 61 yr 6 mo |
| Jun 2025 | EXECUTIVE | S$1,068,888 | 1,572 sqft | S$680 | 04 TO 06 | 61 yr 6 mo |
| Feb 2025 | EXECUTIVE | S$1,060,000 | 1,572 sqft | S$675 | 04 TO 06 | 61 yr 11 mo |
| Feb 2025 | EXECUTIVE | S$1,060,000 | 1,572 sqft | S$675 | 04 TO 06 | 61 yr 11 mo |
| Nov 2024 | EXECUTIVE | S$1,068,000 | 1,572 sqft | S$680 | 07 TO 09 | 62 yr 1 mo |
| Nov 2024 | EXECUTIVE | S$1,068,000 | 1,572 sqft | S$680 | 07 TO 09 | 62 yr 1 mo |
| Nov 2024 | EXECUTIVE | S$938,000 | 1,572 sqft | S$597 | 01 TO 03 | 62 yr 1 mo |
| Nov 2024 | EXECUTIVE | S$938,000 | 1,572 sqft | S$597 | 01 TO 03 | 62 yr 1 mo |
| May 2024 | EXECUTIVE | S$974,500 | 1,572 sqft | S$620 | 07 TO 09 | 62 yr 8 mo |
| May 2024 | EXECUTIVE | S$974,500 | 1,572 sqft | S$620 | 07 TO 09 | 62 yr 8 mo |
| May 2024 | EXECUTIVE | S$955,000 | 1,572 sqft | S$608 | 10 TO 12 | 62 yr 7 mo |
| May 2024 | EXECUTIVE | S$955,000 | 1,572 sqft | S$608 | 10 TO 12 | 62 yr 7 mo |
| Dec 2023 | EXECUTIVE | S$926,188 | 1,572 sqft | S$589 | 04 TO 06 | 62 yr 11 mo |
| Dec 2023 | EXECUTIVE | S$926,188 | 1,572 sqft | S$589 | 04 TO 06 | 62 yr 11 mo |
| Nov 2023 | EXECUTIVE | S$942,000 | 1,572 sqft | S$599 | 07 TO 09 | 63 yr 1 mo |
| Nov 2023 | EXECUTIVE | S$942,000 | 1,572 sqft | S$599 | 07 TO 09 | 63 yr 1 mo |
| Nov 2023 | EXECUTIVE | S$865,000 | 1,572 sqft | S$550 | 01 TO 03 | 63 yr 1 mo |
| Nov 2023 | EXECUTIVE | S$865,000 | 1,572 sqft | S$550 | 01 TO 03 | 63 yr 1 mo |
| Sep 2023 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 04 TO 06 | 63 yr 2 mo |
| Sep 2023 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 04 TO 06 | 63 yr 2 mo |
| Jan 2023 | EXECUTIVE | S$885,000 | 1,572 sqft | S$563 | 04 TO 06 | 63 yr 11 mo |
| Jan 2023 | EXECUTIVE | S$885,000 | 1,572 sqft | S$563 | 04 TO 06 | 63 yr 11 mo |
| Nov 2022 | EXECUTIVE | S$850,000 | 1,572 sqft | S$541 | 04 TO 06 | 64 yr 1 mo |
| Nov 2022 | EXECUTIVE | S$850,000 | 1,572 sqft | S$541 | 04 TO 06 | 64 yr 1 mo |
| May 2022 | EXECUTIVE | S$798,000 | 1,572 sqft | S$508 | 04 TO 06 | 64 yr 7 mo |
| May 2022 | EXECUTIVE | S$798,000 | 1,572 sqft | S$508 | 04 TO 06 | 64 yr 7 mo |
| Apr 2022 | EXECUTIVE | S$793,000 | 1,572 sqft | S$505 | 04 TO 06 | 64 yr 8 mo |
| Apr 2022 | EXECUTIVE | S$793,000 | 1,572 sqft | S$505 | 04 TO 06 | 64 yr 8 mo |
| Feb 2022 | EXECUTIVE | S$800,000 | 1,572 sqft | S$509 | 04 TO 06 | 64 yr 10 mo |
| Feb 2022 | EXECUTIVE | S$800,000 | 1,572 sqft | S$509 | 04 TO 06 | 64 yr 10 mo |
| Dec 2021 | EXECUTIVE | S$830,000 | 1,572 sqft | S$528 | 10 TO 12 | 64 yr 11 mo |
| Oct 2021 | EXECUTIVE | S$760,000 | 1,572 sqft | S$484 | 01 TO 03 | 65 yr 2 mo |
Showing the 40 most recent of 150 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 860B Tampines Ave 5
S$551
—2 sales
Blk 861 Tampines Ave 5
S$617
+1.4%8 sales5.4% yield
Blk 859A Tampines Ave 5
S$616
-1.4%10 sales6.0% yield
Blk 702 Tampines St 71
S$604
-4.0%2 sales5.5% yield
Blk 861A Tampines Ave 5
S$588
-6.7%2 sales6.8% yield
Blk 859 Tampines Ave 5
S$611
+8.1%4 sales5.8% yield
Blk 701 Tampines St 71
S$647
—4 sales5.3% yield
Blk 862A Tampines St 83
S$605
+5.0%4 sales4.9% 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.