Blk 860B Tampines Ave 5
TAMPINES AVE 5 · TAMPINES · Singapore 522860 · D18
Median PSF · 12m
S$551
Median price · 12m
S$640K
Latest sale
S$640K
Aug 2026
1-year change
—
Sales · 12m
1
22 all time
Gross yield
—
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
- +10.3%
- Annualised
- +21.6%
- Transactions
- 2
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 1,141 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 860B Tampines Ave 5 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$551 | S$601 | -8.4% |
| Median price | S$640K | S$720K | -11.1% |
| Gross rental yield | — | 6.01% | — |
| 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.
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 41 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
41/100
62% 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.
- Valuationweight 22%68
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 750 m.
- 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%not measurable
Gross yield against every other development in its segment.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score rental yield, 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 MRT750 m
- Tampines West MRT1.1 km
- Tampines North MRT1.6 km
Schools within 2 km
- Poi Ching Schoolprimary320 m
- Junyuan Secondary Schoolsecondary (s1-s5)410 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)640 m
- St. Hilda'S Primary Schoolprimary680 m
- Junyuan Primary Schoolprimary880 m
- Angsana Primary Schoolprimary930 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.6 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 | 4 ROOM | S$640,000 | 1,163 sqft | S$551 | 01 TO 03 | 60 yr 2 mo |
| Dec 2023 | 4 ROOM | S$558,888 | 1,119 sqft | S$499 | 01 TO 03 | 62 yr 10 mo |
| Sep 2016 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 04 TO 06 | 70 yrs |
| Jan 2013 | 4 ROOM | S$470,000 | 1,195 sqft | S$393 | 01 TO 03 | 73 yrs |
| Dec 2012 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 01 TO 03 | 73 yr 1 mo |
| Jun 2012 | 4 ROOM | S$450,000 | 1,119 sqft | S$402 | 04 TO 06 | 73 yr 7 mo |
| Mar 2011 | 4 ROOM | S$387,000 | 1,119 sqft | S$346 | 01 TO 03 | 74 yr 10 mo |
| Jul 2007 | 4 ROOM | S$230,000 | 1,195 sqft | S$193 | 01 TO 03 | 78 yr 6 mo |
| Apr 2007 | 5 ROOM | S$288,000 | 1,367 sqft | S$211 | 04 TO 06 | 78 yr 9 mo |
| May 2006 | 4 ROOM | S$213,000 | 1,119 sqft | S$190 | 04 TO 06 | 79 yr 8 mo |
| Oct 2005 | 4 ROOM | S$239,000 | 1,119 sqft | S$213 | 01 TO 03 | 80 yr 3 mo |
| Dec 2000 | 4 ROOM | S$263,000 | 1,163 sqft | S$226 | 01 TO 03 | 85 yr 1 mo |
| Sep 2000 | 4 ROOM | S$265,000 | 1,119 sqft | S$237 | 04 TO 06 | 85 yr 4 mo |
| Jun 1999 | 5 ROOM | S$340,000 | 1,313 sqft | S$259 | 01 TO 03 | 86 yr 7 mo |
| Apr 1999 | 4 ROOM | S$267,000 | 1,119 sqft | S$239 | 01 TO 03 | 86 yr 9 mo |
| Apr 1999 | 4 ROOM | S$249,000 | 1,119 sqft | S$222 | 01 TO 03 | 86 yr 9 mo |
| Nov 1998 | 4 ROOM | S$273,000 | 1,119 sqft | S$244 | 04 TO 06 | 87 yr 2 mo |
| Mar 1998 | 4 ROOM | S$335,000 | 1,195 sqft | S$280 | 01 TO 03 | 87 yr 10 mo |
| Dec 1996 | 4 ROOM | S$370,000 | 1,163 sqft | S$318 | 01 TO 03 | 89 yr 1 mo |
| Oct 1995 | 5 ROOM | S$328,000 | 1,367 sqft | S$240 | 04 TO 06 | 90 yr 3 mo |
| Jun 1995 | 4 ROOM | S$205,000 | 1,119 sqft | S$183 | 01 TO 03 | 90 yr 7 mo |
| Dec 1992 | 4 ROOM | S$91,000 | 1,119 sqft | S$81 | 04 TO 06 | 93 yr 1 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 861 Tampines Ave 5
S$615
+1.2%4 sales5.3% yield
Blk 860 Tampines Ave 5
S$608
-10.2%4 sales4.4% yield
Blk 862A Tampines St 83
S$594
+3.1%1 sales5.0% yield
Blk 701 Tampines St 71
S$647
—2 sales5.3% yield
Blk 702 Tampines St 71
S$604
-4.0%1 sales5.2% yield
Blk 861A Tampines Ave 5
S$615
-0.1%2 sales6.8% yield
Blk 862 Tampines St 83
S$583
—4 sales5.7% yield
Blk 859A Tampines Ave 5
S$616
-1.4%5 sales6.0% 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.