Tampines's median PSF climbed 2.4% this month — a firming market.
Volume eased slightly in Tampines in August 2026, with 229 resale transactions compared to 234 in July. Month-on-month, the town median PSF edged up 2.4% to $628 — a constructive signal for sellers. The town sits above the regional median of $608 psf (+3.3%).
Verified as of 22 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Tampines median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Tampines |
|---|---|---|
| Tampines | $628 | — |
| East Region | $608 | -3.2% |
| Island Wide | $601 | -4.3% |
Tampines ranks #1 of 3 East region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Tampines St 61 | 10 transactions | $821 |
| Tampines Ave 8 | 4 transactions | $688 |
| Tampines St 86 | 4 transactions | $739 |
| Tampines St 91 | 3 transactions | $605 |
| Tampines St 81 | 3 transactions | $617 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 229 | $600,000 | $688,000 | $808,000 | $628 |
| 2-Room | 1 | $417,588 | $417,588 | $417,588 | $843 |
| 3-Room | 53 | $470,000 | $495,000 | $608,000 | $630 |
| 4-Room | 102 | $610,500 | $660,000 | $753,750 | $619 |
| 5-Room | 56 | $759,750 | $824,000 | $901,783 | $642 |
| Executive | 17 | $980,000 | $1,000,000 | $1,048,888 | $642 |
| Multi-Generation | 0 | No transactions this month | |||
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $628 median PSF represents a 2.4% gain against July's $614. Transaction count fell 2% from 234 to 229. If you're a seller, this month's data supports holding asking price.
Tampines St 61 led with 10 transactions (4% of all town resale) at a median $821 psf — 31% above the town median. Tampines Ave 8 followed with 4 transactions.
4-Room flats led resale activity in August 2026, accounting for 102 of 229 transactions (45%) at a median $619 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 860 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,150,000 | $732 | 60 years 03 months |
| 519B Tampines Ctrl 8 | 5-Room | 13 TO 15 | 1,173 | $1,120,000 | $955 | 86 years 10 months |
| 937 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,100,000 | $700 | 61 years 03 months |
| 894 Tampines St 81 | Executive | 07 TO 09 | 1,604 | $1,088,888 | $679 | 61 years 06 months |
| 627B Tampines St 61 | 5-Room | 10 TO 12 | 1,249 | $1,080,000 | $865 | 94 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 499A Tampines Ave 9 | 2-Room | 04 TO 06 | 495 | $417,588 | $843 | 86 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 890B Tampines Ave 1 | 3-Room | 13 TO 15 | 743 | $715,000 | $963 | 88 years 02 months |
| 621A Tampines St 61 | 3-Room | 16 TO 18 | 743 | $650,000 | $875 | 94 years 06 months |
| 621A Tampines St 61 | 3-Room | 16 TO 18 | 743 | $640,000 | $862 | 94 years 05 months |
| 621B Tampines St 61 | 3-Room | 13 TO 15 | 743 | $640,000 | $862 | 94 years 06 months |
| 621A Tampines St 61 | 3-Room | 10 TO 12 | 743 | $638,888 | $860 | 94 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 621A Tampines St 61 | 4-Room | 13 TO 15 | 1,001 | $838,888 | $838 | 94 years 06 months |
| 627B Tampines St 61 | 4-Room | 04 TO 06 | 1,033 | $835,000 | $808 | 94 years 05 months |
| 523D Tampines Ctrl 7 | 4-Room | 13 TO 15 | 1,001 | $828,000 | $827 | 88 years 01 month |
| 890A Tampines Ave 1 | 4-Room | 10 TO 12 | 1,001 | $825,888 | $825 | 88 years 02 months |
| 621A Tampines St 61 | 4-Room | 16 TO 18 | 1,001 | $825,000 | $824 | 94 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 519B Tampines Ctrl 8 | 5-Room | 13 TO 15 | 1,173 | $1,120,000 | $955 | 86 years 10 months |
| 627B Tampines St 61 | 5-Room | 10 TO 12 | 1,249 | $1,080,000 | $865 | 94 years 05 months |
| 518D Tampines Ctrl 7 | 5-Room | 13 TO 15 | 1,173 | $990,000 | $844 | 81 years 06 months |
| 608A Tampines Nth Dr 1 | 5-Room | 13 TO 15 | 1,216 | $975,000 | $802 | 93 years 04 months |
| 614B Tampines Nth Dr 1 | 5-Room | 13 TO 15 | 1,216 | $962,500 | $791 | 93 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 860 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,150,000 | $732 | 60 years 03 months |
| 937 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,100,000 | $700 | 61 years 03 months |
| 894 Tampines St 81 | Executive | 07 TO 09 | 1,604 | $1,088,888 | $679 | 61 years 06 months |
| 941 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,065,000 | $678 | 61 years 02 months |
| 889 Tampines St 81 | Executive | 10 TO 12 | 1,572 | $1,048,888 | $667 | 61 years 07 months |
No transactions this month for this flat type.
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
5-Room flats in Tampines show a real lease-decay gap — units with 80-89 years remaining trade at $813 psf against $556 psf for the under-60 band, a 32% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 1012-mo avg · 10 transactions | $427,500 | $847 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 14 | $620,444 | $844 |
| 80-89 years | 2812-mo avg · 28 transactions | $608,000 | $843 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 8 | $477,500 | $628 |
| under-60 years | 27 | $478,000 | $598 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 33 | $762,000 | $761 |
| 80-89 years | 8 | $782,500 | $782 |
| 70-79 years | 8012-mo avg · 80 transactions | $655,000 | $604 |
| 60-69 years | 34 | $640,000 | $580 |
| under-60 years | 24 | $607,500 | $583 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 22 | $893,444 | $735 |
| 80-89 years | 5812-mo avg · 58 transactions | $974,000 | $813 |
| 70-79 years | 4512-mo avg · 45 transactions | $780,000 | $602 |
| 60-69 years | 20 | $766,500 | $573 |
| under-60 years | 9 | $750,000 | $556 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 1012-mo avg · 10 transactions | $957,500 | $629 |
| 60-69 years | 13 | $1,000,000 | $642 |
| under-60 years | 4212-mo avg · 42 transactions | $970,000 | $600 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents holding steady (+0.9% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 91 | 3 | $3,000/mo |
| Tampines St 11 | 2 | $2,950/mo |
| Tampines St 11 | 2 | $2,825/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $2,600/mo |
| Simei St 4 | 2 | $2,550/mo |
| Simei St 4 | 2 | $3,150/mo |
Rents holding steady (-1.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $2,550/mo |
| Tampines St 12 | 2 | $3,500/mo |
| Tampines St 23 | 2 | $3,400/mo |
Rents holding steady (+1.8% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 5 | 1 | $4,200/mo |
| Tampines Ave 8 | 1 | $4,200/mo |
| Tampines St 12 | 1 | $4,000/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
A 2.4% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 32% 5-Room lease-decay spread between the 80-89 and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
10 leases over the trailing 12 months (12-mo avg · 10 leases) — this month's count is too thin for a MoM read. Currently +39.3% vs the region median.
Get a Free ValuationSoftening (-4.3% MoM) — buyers may push back on this flat type.
Rental steady, +0.9% MoM (54 leases last month). Currently +3.6% vs the region median.
Get a Free ValuationFlat (+1.0% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (72 leases last month). Currently +1.9% vs the region median.
Get a Free ValuationRising (+11.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.3% MoM (35 leases last month). Currently +5.5% vs the region median.
Get a Free ValuationRising (+6.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, +1.8% MoM (14 leases last month). Currently +5.5% vs the region median.
Get a Free Valuation12-mo avg · 10 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.9% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 91 | 3 | $3,000/mo |
| Tampines St 11 | 2 | $2,950/mo |
| Tampines St 11 | 2 | $2,825/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $2,600/mo |
| Simei St 4 | 2 | $2,550/mo |
| Simei St 4 | 2 | $3,150/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $2,550/mo |
| Tampines St 12 | 2 | $3,500/mo |
| Tampines St 23 | 2 | $3,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 5 | 1 | $4,200/mo |
| Tampines Ave 8 | 1 | $4,200/mo |
| Tampines St 12 | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
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