Blk 869A Tampines Ave 8
TAMPINES AVE 8 · TAMPINES · Singapore 521869 · D18
Median PSF · 12m
S$747
Median price · 12m
S$740K
Latest sale
S$751K
Sep 2026
1-year change
-3.3%
Sales · 12m
4
39 all time
Gross yield
5.81%
2 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
- +31.7%
- Annualised
- +8.2%
- Transactions
- 23
- 1 year
- -3.3%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +8.0%
- Median size
- 990 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 869A Tampines Ave 8 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$747 | S$601 | +24.3% |
| Median price | S$740K | S$720K | +2.8% |
| Gross rental yield | 5.81% | 6.01% | -0.2 pts |
| 1-year price change | -3.3% | +0.7% | -3.9 pts |
This development trades about 24% 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$3,600
Contracts · 12m
2
Implied annual rent
S$43K
Gross yield
5.81%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,600 |
Investment analysis
Investment score 34 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
34/100
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%79
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%55
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%34
Gross yield against every other development in its segment.
- Locationweight 15%13
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 1.3 km.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%9
How its median price per square foot compares with its own district.
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 MRT1.3 km
- Tampines West MRT1.3 km
- Tampines North MRT1.7 km
Schools within 2 km
- Junyuan Secondary Schoolsecondary (s1-s5)230 m
- Poi Ching Schoolprimary440 m
- Springfield Secondary Schoolsecondary (s1-s5)640 m
- St. Hilda'S Primary Schoolprimary820 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)830 m
- Junyuan Primary Schoolprimary1.1 km
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 |
|---|---|---|---|---|---|---|
| Sep 2026 | 4 ROOM | S$750,800 | 990 sqft | S$758 | 13 TO 15 | 87 yr 10 mo |
| May 2026 | 4 ROOM | S$725,000 | 990 sqft | S$732 | 04 TO 06 | 88 yr 2 mo |
| Jan 2026 | 4 ROOM | S$750,000 | 990 sqft | S$757 | 13 TO 15 | 88 yr 6 mo |
| Nov 2025 | 4 ROOM | S$730,000 | 990 sqft | S$737 | 04 TO 06 | 88 yr 7 mo |
| Jun 2025 | 3 ROOM | S$558,000 | 721 sqft | S$774 | 07 TO 09 | 89 yr 1 mo |
| Apr 2025 | 3 ROOM | S$570,000 | 721 sqft | S$790 | 13 TO 15 | 89 yr 3 mo |
| Feb 2025 | 4 ROOM | S$768,000 | 990 sqft | S$776 | 13 TO 15 | 89 yr 6 mo |
| Feb 2025 | 4 ROOM | S$740,000 | 990 sqft | S$747 | 07 TO 09 | 89 yr 5 mo |
| Dec 2024 | 4 ROOM | S$765,000 | 990 sqft | S$773 | 16 TO 18 | 89 yr 7 mo |
| Oct 2024 | 4 ROOM | S$742,000 | 990 sqft | S$749 | 07 TO 09 | 89 yr 9 mo |
| Oct 2024 | 4 ROOM | S$715,888 | 990 sqft | S$723 | 13 TO 15 | 89 yr 9 mo |
| Jul 2024 | 4 ROOM | S$670,000 | 990 sqft | S$677 | 01 TO 03 | 90 yrs |
| Dec 2023 | 4 ROOM | S$688,888 | 990 sqft | S$696 | 10 TO 12 | 90 yr 6 mo |
| Dec 2023 | 4 ROOM | S$668,000 | 990 sqft | S$675 | 13 TO 15 | 90 yr 7 mo |
| Oct 2023 | 3 ROOM | S$520,000 | 721 sqft | S$721 | 16 TO 18 | 90 yr 9 mo |
| Aug 2023 | 4 ROOM | S$650,000 | 990 sqft | S$656 | 07 TO 09 | 90 yr 10 mo |
| Jul 2023 | 3 ROOM | S$485,000 | 721 sqft | S$673 | 04 TO 06 | 91 yrs |
| Apr 2023 | 3 ROOM | S$495,000 | 721 sqft | S$686 | 16 TO 18 | 91 yr 3 mo |
| Feb 2023 | 3 ROOM | S$450,000 | 721 sqft | S$624 | 01 TO 03 | 91 yr 5 mo |
| Jan 2023 | 4 ROOM | S$610,000 | 990 sqft | S$616 | 10 TO 12 | 91 yr 6 mo |
| Jun 2022 | 4 ROOM | S$568,000 | 990 sqft | S$574 | 10 TO 12 | 92 yr 1 mo |
| May 2022 | 3 ROOM | S$442,000 | 721 sqft | S$613 | 10 TO 12 | 92 yr 2 mo |
| Oct 2021 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 13 TO 15 | 92 yr 9 mo |
| Dec 2020 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 04 TO 06 | 93 yr 7 mo |
| Oct 2020 | 4 ROOM | S$525,000 | 990 sqft | S$530 | 10 TO 12 | 93 yr 9 mo |
| Sep 2020 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 04 TO 06 | 93 yr 10 mo |
| Aug 2020 | 4 ROOM | S$525,000 | 990 sqft | S$530 | 13 TO 15 | 93 yr 10 mo |
| Jul 2020 | 4 ROOM | S$470,000 | 990 sqft | S$475 | 04 TO 06 | 94 yrs |
| Jan 2020 | 4 ROOM | S$510,000 | 990 sqft | S$515 | 10 TO 12 | 94 yr 5 mo |
| Jan 2020 | 4 ROOM | S$490,000 | 990 sqft | S$495 | 07 TO 09 | 94 yr 5 mo |
| Oct 2019 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 13 TO 15 | 94 yr 8 mo |
| Aug 2019 | 4 ROOM | S$485,000 | 990 sqft | S$490 | 10 TO 12 | 94 yr 10 mo |
| Jul 2019 | 4 ROOM | S$500,000 | 990 sqft | S$505 | 10 TO 12 | 94 yr 11 mo |
| Jul 2019 | 4 ROOM | S$495,000 | 990 sqft | S$500 | 07 TO 09 | 94 yr 11 mo |
| Jun 2019 | 4 ROOM | S$500,000 | 990 sqft | S$505 | 04 TO 06 | 95 yr 1 mo |
| Jun 2019 | 4 ROOM | S$490,000 | 990 sqft | S$495 | 10 TO 12 | 95 yr 3 mo |
| May 2019 | 4 ROOM | S$468,000 | 990 sqft | S$473 | 07 TO 09 | 95 yr 1 mo |
| May 2019 | 4 ROOM | S$420,000 | 990 sqft | S$424 | 01 TO 03 | 95 yr 1 mo |
| Apr 2019 | 3 ROOM | S$360,000 | 721 sqft | S$499 | 04 TO 06 | 95 yr 2 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 869B Tampines Ave 8
S$731
-3.0%2 sales5.7% yield
Blk 868A Tampines Ave 8
S$769
+3.2%6 sales4.7% yield
Blk 872 Tampines St 84
S$580
+3.6%1 sales5.9% yield
Blk 873 Tampines St 84
S$561
+1.4%2 sales6.2% yield
Blk 868B Tampines Ave 8
S$750
+6.1%4 sales5.7% yield
Blk 874D Tampines St 85
S$744
—11 sales
Blk 870A Tampines St 86
S$719
-1.2%5 sales5.5% yield
Blk 870 Tampines St 83
S$561
+1.2%4 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.