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SGPropertyIntel
HDB99-yearBuilt 1987Outside Central RegionInvestment score 53

Blk 861A Tampines Ave 5

TAMPINES AVE 5 · TAMPINES · Singapore 521861 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$615

Median price · 12m

S$689K

Latest sale

S$658K

Apr 2026

1-year change

-0.1%

Sales · 12m

2

113 all time

Gross yield

6.78%

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
+32.8%
Annualised
+17.6%
Transactions
12
1 year
-0.1%
3 years p.a.
+9.3%
5 years p.a.
+7.7%
Median size
1,119 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.

District analytics
MeasureBlk 861A Tampines Ave 5D18 medianDifference
Median PSFS$615S$601+2.4%
Median priceS$689KS$720K-4.3%
Gross rental yield6.78%6.01%+0.8 pts
1-year price change-0.1%+0.7%-0.8 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$3,800

Contracts · 12m

3

Implied annual rent

S$46K

Gross yield

6.78%

Unit typeContractsMedian rent
4 ROOM2S$3,700
5 ROOM1S$3,800

Investment analysis

Investment score 53 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

53/100

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%97

    Three-year annualised change in median PSF, or one year where three is unavailable.

  • Rental yieldweight 20%66

    Gross yield against every other development in its segment.

  • Liquidityweight 15%45

    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 720 m.

  • Valuationweight 22%35

    How its median price per square foot compares with its own district.

  • Supply riskweight 10%12

    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 MRT720 m
  • Tampines West MRT1.1 km
  • Tampines North MRT1.6 km

Schools within 2 km

  • Junyuan Secondary Schoolsecondary (s1-s5)400 m
  • Poi Ching Schoolprimary400 m
  • St. Hilda'S Secondary Schoolsecondary (s1-s5)550 m
  • St. Hilda'S Primary Schoolprimary590 m
  • Junyuan Primary Schoolprimary790 m
  • Tampines 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

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Apr 20264 ROOMS$658,0001,119 sqftS$58807 TO 0961 yr 6 mo
Oct 20254 ROOMS$720,0001,119 sqftS$64313 TO 1562 yrs
Apr 20254 ROOMS$690,0001,119 sqftS$61607 TO 0962 yr 6 mo
Jul 20244 ROOMS$680,0001,119 sqftS$60710 TO 1263 yr 3 mo
Jan 20234 ROOMS$530,0001,119 sqftS$47301 TO 0364 yr 9 mo
Jan 20234 ROOMS$525,0001,119 sqftS$46901 TO 0364 yr 8 mo
Mar 20224 ROOMS$510,0001,119 sqftS$45601 TO 0365 yr 7 mo
Feb 20224 ROOMS$475,0001,119 sqftS$42401 TO 0365 yr 8 mo
Sep 20214 ROOMS$505,0001,119 sqftS$45113 TO 1566 yr 1 mo
Sep 20214 ROOMS$450,0001,119 sqftS$40201 TO 0366 yr 1 mo
Aug 20215 ROOMS$570,0001,313 sqftS$43401 TO 0366 yr 1 mo
Aug 20214 ROOMS$512,0001,119 sqftS$45704 TO 0666 yr 2 mo
Mar 20215 ROOMS$570,0001,367 sqftS$41704 TO 0666 yr 7 mo
Nov 20205 ROOMS$525,0001,313 sqftS$40001 TO 0366 yr 10 mo
Mar 20204 ROOMS$468,0001,119 sqftS$41813 TO 1567 yr 6 mo
Apr 20194 ROOMS$430,0001,119 sqftS$38404 TO 0668 yr 5 mo
Jul 20174 ROOMS$455,0001,119 sqftS$40610 TO 1270 yr 2 mo
Dec 20164 ROOMS$465,0001,119 sqftS$41510 TO 1270 yrs
Feb 20165 ROOMS$558,0001,313 sqftS$42510 TO 1271 yrs
Jan 20164 ROOMS$404,8001,119 sqftS$36204 TO 0671 yrs
May 20154 ROOMS$430,0001,119 sqftS$38404 TO 0672 yrs
Mar 20154 ROOMS$438,0001,119 sqftS$39107 TO 0972 yrs
Aug 20144 ROOMS$402,0001,119 sqftS$35901 TO 0372 yr 5 mo
Jul 20144 ROOMS$450,0001,119 sqftS$40207 TO 0972 yr 6 mo
Jun 20145 ROOMS$520,0001,313 sqftS$39610 TO 1272 yr 7 mo
Jul 20134 ROOMS$512,5001,119 sqftS$45810 TO 1273 yr 6 mo
Mar 20134 ROOMS$470,0001,119 sqftS$42010 TO 1273 yr 10 mo
Nov 20125 ROOMS$570,0001,313 sqftS$43407 TO 0974 yr 2 mo
Nov 20124 ROOMS$496,0001,119 sqftS$44307 TO 0974 yr 2 mo
May 20115 ROOMS$420,2001,313 sqftS$32001 TO 0375 yr 8 mo
Dec 20105 ROOMS$427,0001,367 sqftS$31201 TO 0376 yr 1 mo
Jul 20104 ROOMS$380,0001,119 sqftS$33907 TO 0976 yr 6 mo
Jul 20104 ROOMS$371,0001,119 sqftS$33101 TO 0376 yr 6 mo
Apr 20105 ROOMS$387,0001,313 sqftS$29501 TO 0376 yr 9 mo
Apr 20104 ROOMS$357,0001,119 sqftS$31904 TO 0676 yr 9 mo
Oct 20095 ROOMS$415,0001,367 sqftS$30404 TO 0677 yr 3 mo
Aug 20094 ROOMS$326,0001,119 sqftS$29104 TO 0677 yr 5 mo
Jul 20094 ROOMS$335,0001,119 sqftS$29910 TO 1277 yr 6 mo
Jul 20084 ROOMS$328,0001,119 sqftS$29310 TO 1278 yr 6 mo
Aug 20074 ROOMS$263,0001,119 sqftS$23507 TO 0979 yr 5 mo

Showing the 40 most recent of 113 recorded transactions.

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 858 Tampines Ave 5

S$722

+9.1%4 sales4.1% yield

Blk 859 Tampines Ave 5

S$611

+8.1%2 sales5.8% yield

Blk 862 Tampines St 83

S$583

—4 sales5.7% yield

Blk 860B Tampines Ave 5

S$551

—1 sales

Blk 860 Tampines Ave 5

S$608

-10.2%4 sales4.4% yield

Blk 859A Tampines Ave 5

S$616

-1.4%5 sales6.0% yield

Blk 862A Tampines St 83

S$594

+3.1%1 sales5.0% yield

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

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.