Blk 869B Tampines Ave 8
TAMPINES AVE 8 · TAMPINES · Singapore 522869 · D18
Median PSF · 12m
S$756
Median price · 12m
S$678K
Latest sale
S$749K
Oct 2026
1-year change
+0.4%
Sales · 12m
6
69 all time
Gross yield
5.68%
1 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
- +29.9%
- Annualised
- +7.2%
- Transactions
- 47
- 1 year
- +0.4%
- 3 years p.a.
- +4.5%
- 5 years p.a.
- +7.4%
- Median size
- 721 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 869B Tampines Ave 8 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$756 | S$601 | +25.8% |
| Median price | S$678K | S$720K | -5.8% |
| Gross rental yield | 5.68% | 5.99% | -0.3 pts |
| 1-year price change | +0.4% | +0.4% | +0.0 pts |
This development trades about 26% 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$2,800
Contracts · 12m
1
Implied annual rent
S$34K
Gross yield
5.68%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 1 | S$2,800 |
Investment analysis
Investment score 31 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
31/100
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%62
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%30
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 1.2 km.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%8
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 MRT1.2 km
- Tampines West MRT1.2 km
- Tampines North MRT1.7 km
Schools within 2 km
- Junyuan Secondary Schoolsecondary (s1-s5)190 m
- Poi Ching Schoolprimary420 m
- Springfield Secondary Schoolsecondary (s1-s5)640 m
- St. Hilda'S Primary Schoolprimary770 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)790 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 4 ROOM | S$749,000 | 990 sqft | S$756 | 10 TO 12 | 87 yr 9 mo |
| Oct 2026 | 4 ROOM | S$749,000 | 990 sqft | S$756 | 10 TO 12 | 87 yr 9 mo |
| Mar 2026 | 3 ROOM | S$560,000 | 721 sqft | S$777 | 01 TO 03 | 88 yr 3 mo |
| Mar 2026 | 3 ROOM | S$560,000 | 721 sqft | S$777 | 01 TO 03 | 88 yr 3 mo |
| Nov 2025 | 4 ROOM | S$678,000 | 990 sqft | S$685 | 01 TO 03 | 88 yr 7 mo |
| Nov 2025 | 4 ROOM | S$678,000 | 990 sqft | S$685 | 01 TO 03 | 88 yr 7 mo |
| Aug 2025 | 3 ROOM | S$580,000 | 721 sqft | S$804 | 10 TO 12 | 88 yr 11 mo |
| Aug 2025 | 3 ROOM | S$580,000 | 721 sqft | S$804 | 10 TO 12 | 88 yr 11 mo |
| Jan 2025 | 4 ROOM | S$695,000 | 990 sqft | S$702 | 04 TO 06 | 89 yr 6 mo |
| Jan 2025 | 4 ROOM | S$695,000 | 990 sqft | S$702 | 04 TO 06 | 89 yr 6 mo |
| Jul 2024 | 4 ROOM | S$692,000 | 990 sqft | S$699 | 13 TO 15 | 90 yrs |
| Jul 2024 | 4 ROOM | S$692,000 | 990 sqft | S$699 | 13 TO 15 | 90 yrs |
| Jul 2024 | 3 ROOM | S$525,000 | 721 sqft | S$728 | 13 TO 15 | 90 yr 1 mo |
| Jul 2024 | 3 ROOM | S$525,000 | 721 sqft | S$728 | 13 TO 15 | 90 yr 1 mo |
| Jun 2024 | 4 ROOM | S$688,000 | 990 sqft | S$695 | 10 TO 12 | 90 yr 1 mo |
| Jun 2024 | 4 ROOM | S$688,000 | 990 sqft | S$695 | 10 TO 12 | 90 yr 1 mo |
| Jun 2024 | 3 ROOM | S$520,000 | 721 sqft | S$721 | 01 TO 03 | 90 yr 1 mo |
| Jun 2024 | 3 ROOM | S$520,000 | 721 sqft | S$721 | 01 TO 03 | 90 yr 1 mo |
| May 2024 | 3 ROOM | S$525,000 | 721 sqft | S$728 | 07 TO 09 | 90 yr 2 mo |
| May 2024 | 3 ROOM | S$525,000 | 721 sqft | S$728 | 07 TO 09 | 90 yr 2 mo |
| Mar 2024 | 4 ROOM | S$678,000 | 990 sqft | S$685 | 04 TO 06 | 90 yr 4 mo |
| Mar 2024 | 4 ROOM | S$678,000 | 990 sqft | S$685 | 04 TO 06 | 90 yr 4 mo |
| Feb 2024 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 13 TO 15 | 90 yr 5 mo |
| Feb 2024 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 13 TO 15 | 90 yr 5 mo |
| Dec 2023 | 3 ROOM | S$515,000 | 721 sqft | S$714 | 13 TO 15 | 90 yr 7 mo |
| Dec 2023 | 3 ROOM | S$515,000 | 721 sqft | S$714 | 13 TO 15 | 90 yr 7 mo |
| Oct 2023 | 4 ROOM | S$660,000 | 990 sqft | S$666 | 10 TO 12 | 90 yr 9 mo |
| Oct 2023 | 4 ROOM | S$660,000 | 990 sqft | S$666 | 10 TO 12 | 90 yr 9 mo |
| Oct 2023 | 3 ROOM | S$485,000 | 721 sqft | S$673 | 07 TO 09 | 90 yr 8 mo |
| Oct 2023 | 3 ROOM | S$485,000 | 721 sqft | S$673 | 07 TO 09 | 90 yr 8 mo |
| May 2023 | 3 ROOM | S$510,000 | 721 sqft | S$707 | 13 TO 15 | 91 yr 2 mo |
| May 2023 | 3 ROOM | S$510,000 | 721 sqft | S$707 | 13 TO 15 | 91 yr 2 mo |
| Apr 2023 | 3 ROOM | S$475,000 | 721 sqft | S$659 | 07 TO 09 | 91 yr 2 mo |
| Apr 2023 | 3 ROOM | S$475,000 | 721 sqft | S$659 | 07 TO 09 | 91 yr 2 mo |
| Jan 2023 | 4 ROOM | S$645,000 | 990 sqft | S$651 | 07 TO 09 | 91 yr 6 mo |
| Jan 2023 | 4 ROOM | S$645,000 | 990 sqft | S$651 | 07 TO 09 | 91 yr 6 mo |
| Oct 2022 | 3 ROOM | S$460,000 | 721 sqft | S$638 | 04 TO 06 | 91 yr 9 mo |
| Oct 2022 | 3 ROOM | S$460,000 | 721 sqft | S$638 | 04 TO 06 | 91 yr 9 mo |
| Aug 2022 | 3 ROOM | S$440,000 | 721 sqft | S$610 | 04 TO 06 | 91 yr 11 mo |
| Aug 2022 | 3 ROOM | S$440,000 | 721 sqft | S$610 | 04 TO 06 | 91 yr 11 mo |
Showing the 40 most recent of 69 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 869A Tampines Ave 8
S$747
-3.4%8 sales5.8% yield
Blk 868A Tampines Ave 8
S$752
+0.5%12 sales4.7% yield
Blk 872 Tampines St 84
S$578
+3.2%4 sales5.8% yield
Blk 870 Tampines St 83
S$561
+1.2%8 sales5.7% yield
Blk 873 Tampines St 84
S$561
+1.4%4 sales6.2% yield
Blk 868B Tampines Ave 8
S$757
+3.4%10 sales5.8% yield
Blk 868C Tampines Ave 8
S$789
+6.4%4 sales
Blk 868 Tampines St 83
S$578
+1.9%4 sales6.9% 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.