Blk 861 Tampines Ave 5
TAMPINES AVE 5 · TAMPINES · Singapore 520861 · D18
Median PSF · 12m
S$617
Median price · 12m
S$749K
Latest sale
S$650K
May 2026
1-year change
+1.4%
Sales · 12m
8
125 all time
Gross yield
5.39%
3 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
- +35.1%
- Annualised
- +14.3%
- Transactions
- 21
- 1 year
- +1.4%
- 3 years p.a.
- +7.4%
- 5 years p.a.
- +7.0%
- Median size
- 1,216 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 861 Tampines Ave 5 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$617 | S$601 | +2.6% |
| Median price | S$749K | S$720K | +4.0% |
| Gross rental yield | 5.39% | 5.99% | -0.6 pts |
| 1-year price change | +1.4% | +0.4% | +1.0 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.
Median monthly rent
S$3,550
Contracts · 12m
3
Implied annual rent
S$43K
Gross yield
5.39%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,550 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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%91
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%41
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 730 m.
- Valuationweight 22%34
How its median price per square foot compares with its own district.
- Rental yieldweight 20%22
Gross yield against every other development in its segment.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
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 MRT730 m
- Tampines West MRT1.1 km
- Tampines North MRT1.6 km
Schools within 2 km
- Poi Ching Schoolprimary370 m
- Junyuan Secondary Schoolsecondary (s1-s5)410 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)590 m
- St. Hilda'S Primary Schoolprimary630 m
- Junyuan Primary Schoolprimary830 m
- Tampines Primary Schoolprimary1.0 km
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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$650,133 | 1,119 sqft | S$581 | 07 TO 09 | 61 yr 2 mo |
| May 2026 | 4 ROOM | S$650,133 | 1,119 sqft | S$581 | 07 TO 09 | 61 yr 2 mo |
| Apr 2026 | 4 ROOM | S$687,000 | 1,119 sqft | S$614 | 07 TO 09 | 61 yr 3 mo |
| Apr 2026 | 4 ROOM | S$687,000 | 1,119 sqft | S$614 | 07 TO 09 | 61 yr 3 mo |
| Mar 2026 | 5 ROOM | S$820,000 | 1,313 sqft | S$624 | 04 TO 06 | 61 yr 5 mo |
| Mar 2026 | 5 ROOM | S$820,000 | 1,313 sqft | S$624 | 04 TO 06 | 61 yr 5 mo |
| Feb 2026 | 5 ROOM | S$810,000 | 1,313 sqft | S$617 | 13 TO 15 | 61 yr 6 mo |
| Feb 2026 | 5 ROOM | S$810,000 | 1,313 sqft | S$617 | 13 TO 15 | 61 yr 6 mo |
| May 2025 | 4 ROOM | S$690,000 | 1,119 sqft | S$616 | 04 TO 06 | 62 yr 2 mo |
| May 2025 | 4 ROOM | S$690,000 | 1,119 sqft | S$616 | 04 TO 06 | 62 yr 2 mo |
| Jan 2025 | 5 ROOM | S$820,000 | 1,367 sqft | S$600 | 01 TO 03 | 62 yr 7 mo |
| Jan 2025 | 5 ROOM | S$820,000 | 1,367 sqft | S$600 | 01 TO 03 | 62 yr 7 mo |
| Mar 2024 | 4 ROOM | S$590,000 | 1,119 sqft | S$527 | 07 TO 09 | 63 yr 6 mo |
| Mar 2024 | 4 ROOM | S$590,000 | 1,119 sqft | S$527 | 07 TO 09 | 63 yr 6 mo |
| Jul 2023 | 4 ROOM | S$570,000 | 1,119 sqft | S$509 | 10 TO 12 | 64 yr 1 mo |
| Jul 2023 | 4 ROOM | S$570,000 | 1,119 sqft | S$509 | 10 TO 12 | 64 yr 1 mo |
| Feb 2023 | 5 ROOM | S$665,000 | 1,367 sqft | S$486 | 10 TO 12 | 64 yr 6 mo |
| Feb 2023 | 5 ROOM | S$665,000 | 1,367 sqft | S$486 | 10 TO 12 | 64 yr 6 mo |
| Sep 2022 | 5 ROOM | S$637,000 | 1,313 sqft | S$485 | 01 TO 03 | 64 yr 10 mo |
| Sep 2022 | 5 ROOM | S$637,000 | 1,313 sqft | S$485 | 01 TO 03 | 64 yr 10 mo |
| May 2021 | 4 ROOM | S$495,000 | 1,119 sqft | S$442 | 07 TO 09 | 66 yr 3 mo |
| Jan 2021 | 4 ROOM | S$488,000 | 1,119 sqft | S$436 | 13 TO 15 | 66 yr 7 mo |
| Jul 2020 | 5 ROOM | S$530,000 | 1,367 sqft | S$388 | 04 TO 06 | 67 yr 1 mo |
| Jan 2020 | 5 ROOM | S$480,000 | 1,313 sqft | S$366 | 01 TO 03 | 67 yr 7 mo |
| Aug 2019 | 4 ROOM | S$440,000 | 1,119 sqft | S$393 | 01 TO 03 | 68 yr 11 mo |
| Jul 2019 | 5 ROOM | S$530,000 | 1,313 sqft | S$404 | 04 TO 06 | 68 yr 1 mo |
| May 2019 | 4 ROOM | S$490,000 | 1,119 sqft | S$438 | 07 TO 09 | 68 yr 2 mo |
| Sep 2018 | 5 ROOM | S$570,000 | 1,367 sqft | S$417 | 01 TO 03 | 68 yr 11 mo |
| Jul 2018 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 07 TO 09 | 69 yr 1 mo |
| May 2018 | 5 ROOM | S$598,000 | 1,313 sqft | S$455 | 07 TO 09 | 69 yr 2 mo |
| Apr 2018 | 5 ROOM | S$545,000 | 1,313 sqft | S$415 | 13 TO 15 | 69 yr 4 mo |
| Nov 2017 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 04 TO 06 | 69 yr 8 mo |
| May 2016 | 4 ROOM | S$428,000 | 1,119 sqft | S$382 | 07 TO 09 | 71 yrs |
| Oct 2014 | 5 ROOM | S$528,000 | 1,313 sqft | S$402 | 04 TO 06 | 72 yr 3 mo |
| Jul 2014 | 4 ROOM | S$468,000 | 1,119 sqft | S$418 | 10 TO 12 | 72 yr 6 mo |
| Jun 2014 | 5 ROOM | S$510,888 | 1,367 sqft | S$374 | 04 TO 06 | 72 yr 7 mo |
| Jun 2014 | 4 ROOM | S$425,000 | 1,119 sqft | S$380 | 04 TO 06 | 72 yr 7 mo |
| May 2014 | 5 ROOM | S$507,000 | 1,313 sqft | S$386 | 04 TO 06 | 72 yr 8 mo |
| Aug 2013 | 5 ROOM | S$565,000 | 1,313 sqft | S$430 | 04 TO 06 | 73 yr 5 mo |
| Oct 2012 | 4 ROOM | S$460,000 | 1,119 sqft | S$411 | 01 TO 03 | 74 yr 3 mo |
Showing the 40 most recent of 125 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 861A Tampines Ave 5
S$588
-6.7%2 sales6.8% yield
Blk 860B Tampines Ave 5
S$551
—2 sales
Blk 860 Tampines Ave 5
S$592
-12.9%8 sales4.4% yield
Blk 859A Tampines Ave 5
S$616
-1.4%10 sales6.0% yield
Blk 862A Tampines St 83
S$605
+5.0%4 sales4.9% yield
Blk 858 Tampines Ave 5
S$722
+5.1%8 sales4.1% yield
Blk 859 Tampines Ave 5
S$611
+8.1%4 sales5.8% yield
Blk 862 Tampines St 83
S$583
—8 sales5.7% 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.