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SG Property Intel
HDB99-yearBuilt 2015Outside Central RegionInvestment score 29

Blk 870A Tampines St 86

TAMPINES ST 86 · TAMPINES · Singapore 521870 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$719

Median price · 12m

S$725K

Latest sale

S$912K

Apr 2026

1-year change

-1.2%

Sales · 12m

5

66 all time

Gross yield

5.50%

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
+39.2%
Annualised
+7.6%
Transactions
54
1 year
-1.2%
3 years p.a.
+3.0%
5 years p.a.
+6.0%
Median size
1,012 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 870A Tampines St 86D18 medianDifference
Median PSFS$719S$601+19.6%
Median priceS$725KS$720K+0.7%
Gross rental yield5.50%6.01%-0.5 pts
1-year price change-1.2%+0.7%-1.9 pts

This development trades about 20% 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$3,500

Contracts · 12m

2

Implied annual rent

S$42K

Gross yield

5.50%

Unit typeContractsMedian rent
4 ROOM1S$3,500
5 ROOM1S$3,500

Investment analysis

Investment score 29 / 100

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

29/100

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%87

    Transactions in the last 12 months — how easily it trades.

  • Price momentumweight 18%33

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

  • Rental yieldweight 20%25

    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 1.4 km.

  • Supply riskweight 10%12

    Upcoming units recorded in the same district. Higher score means less competing supply.

  • Valuationweight 22%11

    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 MRT1.4 km
  • Tampines West MRT1.4 km
  • Tampines North MRT1.6 km

Schools within 2 km

  • Junyuan Secondary Schoolsecondary (s1-s5)360 m
  • Poi Ching Schoolprimary430 m
  • Springfield Secondary Schoolsecondary (s1-s5)740 m
  • St. Hilda'S Primary Schoolprimary950 m
  • St. Hilda'S Secondary Schoolsecondary (s1-s5)1.0 km
  • Angsana Primary Schoolprimary1.2 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

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Apr 20265 ROOMS$911,8881,227 sqftS$74310 TO 1289 yr 11 mo
Apr 20264 ROOMS$725,0001,012 sqftS$71710 TO 1289 yr 11 mo
Mar 20265 ROOMS$890,0001,227 sqftS$72510 TO 1289 yr 11 mo
Mar 20264 ROOMS$710,0001,012 sqftS$70204 TO 0689 yr 11 mo
Dec 20254 ROOMS$720,0001,001 sqftS$71913 TO 1590 yr 2 mo
Sep 20254 ROOMS$745,0001,001 sqftS$74410 TO 1290 yr 5 mo
Sep 20254 ROOMS$700,0001,012 sqftS$69201 TO 0390 yr 5 mo
Aug 20254 ROOMS$747,8881,012 sqftS$73913 TO 1590 yr 6 mo
Jul 20255 ROOMS$880,0001,227 sqftS$71704 TO 0690 yr 7 mo
Jul 20254 ROOMS$710,0001,012 sqftS$70204 TO 0690 yr 8 mo
Dec 20244 ROOMS$750,0001,001 sqftS$74913 TO 1591 yr 4 mo
Aug 20245 ROOMS$855,8881,227 sqftS$69713 TO 1591 yr 7 mo
Aug 20244 ROOMS$725,0001,012 sqftS$71707 TO 0991 yr 7 mo
Apr 20245 ROOMS$825,0001,227 sqftS$67207 TO 0991 yr 11 mo
Mar 20244 ROOMS$675,0001,012 sqftS$66704 TO 0692 yrs
Feb 20244 ROOMS$685,0001,012 sqftS$67707 TO 0992 yrs
Jan 20244 ROOMS$688,8881,012 sqftS$68101 TO 0392 yr 2 mo
Nov 20235 ROOMS$790,0001,227 sqftS$64404 TO 0692 yr 4 mo
Oct 20234 ROOMS$668,0001,012 sqftS$66004 TO 0692 yr 5 mo
Sep 20235 ROOMS$850,0001,216 sqftS$69907 TO 0992 yr 5 mo
Aug 20234 ROOMS$660,0001,012 sqftS$65207 TO 0992 yr 7 mo
Jul 20234 ROOMS$690,0001,001 sqftS$68910 TO 1292 yr 8 mo
Mar 20235 ROOMS$845,0001,227 sqftS$68916 TO 1892 yr 11 mo
Jan 20235 ROOMS$815,0001,227 sqftS$66407 TO 0993 yr 2 mo
Jan 20235 ROOMS$770,0001,216 sqftS$63304 TO 0693 yr 2 mo
Jan 20235 ROOMS$687,0001,227 sqftS$56001 TO 0393 yr 1 mo
Dec 20225 ROOMS$810,0001,216 sqftS$66610 TO 1293 yr 3 mo
Dec 20224 ROOMS$628,8881,001 sqftS$62801 TO 0393 yr 3 mo
Nov 20225 ROOMS$808,0001,216 sqftS$66407 TO 0993 yr 4 mo
Nov 20224 ROOMS$655,0001,012 sqftS$64707 TO 0993 yr 4 mo
Nov 20224 ROOMS$628,0001,001 sqftS$62704 TO 0693 yr 4 mo
Oct 20225 ROOMS$818,0001,227 sqftS$66713 TO 1593 yr 5 mo
Oct 20224 ROOMS$630,0001,012 sqftS$62307 TO 0993 yr 5 mo
Aug 20225 ROOMS$790,0001,227 sqftS$64410 TO 1293 yr 6 mo
Aug 20225 ROOMS$768,0001,227 sqftS$62604 TO 0693 yr 7 mo
Aug 20225 ROOMS$670,0001,216 sqftS$55101 TO 0393 yr 7 mo
Jul 20224 ROOMS$650,0001,001 sqftS$64907 TO 0993 yr 8 mo
Jun 20225 ROOMS$798,8881,227 sqftS$65113 TO 1593 yr 9 mo
Jun 20224 ROOMS$650,0001,001 sqftS$64910 TO 1293 yr 8 mo
Mar 20225 ROOMS$760,0001,227 sqftS$61907 TO 0994 yrs

Showing the 40 most recent of 66 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 871B Tampines St 86

S$746

+4.2%6 sales5.4% yield

Blk 871C Tampines St 86

S$717

-3.3%2 sales3.3% yield

Blk 868A Tampines Ave 8

S$769

+3.2%6 sales4.7% yield

Blk 868B Tampines Ave 8

S$750

+6.1%4 sales5.7% yield

Blk 869A Tampines Ave 8

S$747

-3.3%4 sales5.8% yield

Blk 874D Tampines St 85

S$744

—11 sales

Blk 869B Tampines Ave 8

S$731

-3.0%2 sales5.7% yield

Blk 868C Tampines Ave 8

S$789

+6.4%2 sales

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.