Tampines is trading about 5% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Tampines in July 2026, with 234 resale transactions compared to 171 in June. Month-on-month, the town median PSF edged up 0.5% to $614 — a balanced market with no strong directional pressure. The town sits above the regional median of $585 psf (+4.9%).
Verified as of 30 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $614 | — |
| East Region | $585 | -4.7% |
| Island Wide | $594 | -3.2% |
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 | 6 transactions | $763 |
| Tampines St 61 | 6 transactions | $776 |
| Tampines Ave 1 | 5 transactions | $809 |
| Tampines St 61 | 4 transactions | $795 |
| Tampines St 22 | 4 transactions | $532 |
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 | 234 | $615,000 | $719,444 | $798,750 | $614 |
| 2-Room | 2 | $450,475 | $450,950 | $451,425 | $865 |
| 3-Room | 41 | $470,000 | $508,000 | $600,000 | $658 |
| 4-Room | 101 | $618,000 | $675,000 | $750,000 | $613 |
| 5-Room | 73 | $735,000 | $775,000 | $880,888 | $576 |
| Executive | 16 | $938,750 | $950,000 | $1,013,166 | $603 |
| Multi-Generation | 1 | $1,135,000 | $1,135,000 | $1,135,000 | $635 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $614 median PSF represents a 0.5% gain against June's $611. Transaction count rose 37% from 171 to 234. If you're a seller, this month's data supports holding asking price.
Tampines St 61 led with 6 transactions (3% of all town resale) at a median $763 psf — 24% above the town median. Tampines St 61 followed with 6 transactions.
4-Room flats led resale activity in July 2026, accounting for 101 of 234 transactions (43%) at a median $613 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 460 Tampines St 42 | Multi-Generation | 04 TO 06 | 1,787 | $1,135,000 | $635 | 60 years 03 months |
| 858 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,120,000 | $713 | 60 years 08 months |
| 856F Tampines St 82 | Executive | 04 TO 06 | 1,582 | $1,080,000 | $683 | 68 years 04 months |
| 515A Tampines Ctrl 7 | 5-Room | 16 TO 18 | 1,173 | $1,068,888 | $911 | 81 years 07 months |
| 937 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,028,000 | $654 | 61 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 523B Tampines Ctrl 7 | 2-Room | 10 TO 12 | 506 | $451,900 | $893 | 88 years 01 month |
| 515D Tampines Ctrl 7 | 2-Room | 01 TO 03 | 538 | $450,000 | $836 | 81 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 520A Tampines Ctrl 8 | 3-Room | 04 TO 06 | 667 | $640,000 | $959 | 87 years |
| 601B Tampines Ave 9 | 3-Room | 13 TO 15 | 732 | $640,000 | $874 | 92 years 07 months |
| 621A Tampines St 61 | 3-Room | 13 TO 15 | 743 | $635,000 | $855 | 94 years 06 months |
| 621B Tampines St 61 | 3-Room | 07 TO 09 | 743 | $628,000 | $846 | 94 years 07 months |
| 601B Tampines Ave 9 | 3-Room | 10 TO 12 | 732 | $625,000 | $854 | 92 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 618A Tampines St 61 | 4-Room | 13 TO 15 | 1,001 | $868,000 | $867 | 94 years 04 months |
| 519C Tampines Ctrl 8 | 4-Room | 13 TO 15 | 904 | $850,000 | $940 | 87 years |
| 621B Tampines St 61 | 4-Room | 10 TO 12 | 1,001 | $850,000 | $849 | 94 years 07 months |
| 890A Tampines Ave 1 | 4-Room | 07 TO 09 | 1,001 | $842,888 | $842 | 88 years 02 months |
| 619A Tampines St 61 | 4-Room | 16 TO 18 | 1,001 | $840,000 | $839 | 94 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 515A Tampines Ctrl 7 | 5-Room | 16 TO 18 | 1,173 | $1,068,888 | $911 | 81 years 07 months |
| 522B Tampines Ctrl 7 | 5-Room | 07 TO 09 | 1,216 | $1,000,000 | $822 | 88 years 02 months |
| 524A Tampines Ctrl 7 | 5-Room | 10 TO 12 | 1,216 | $995,888 | $819 | 88 years 02 months |
| 621B Tampines St 61 | 5-Room | 07 TO 09 | 1,216 | $985,000 | $810 | 94 years 07 months |
| 523C Tampines Ctrl 7 | 5-Room | 07 TO 09 | 1,216 | $978,888 | $805 | 88 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 858 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,120,000 | $713 | 60 years 08 months |
| 856F Tampines St 82 | Executive | 04 TO 06 | 1,582 | $1,080,000 | $683 | 68 years 04 months |
| 937 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,028,000 | $654 | 61 years 03 months |
| 938 Tampines Ave 5 | Executive | 01 TO 03 | 1,572 | $1,020,000 | $649 | 61 years 04 months |
| 148 Tampines Ave 5 | Executive | 07 TO 09 | 1,615 | $1,010,888 | $626 | 57 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 460 Tampines St 42 | Multi-Generation | 04 TO 06 | 1,787 | $1,135,000 | $635 | 60 years 03 months |
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 $522 psf for the under-60 band, a 36% 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 | $845 |
| 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 | 12 | $620,944 | $842 |
| 80-89 years | 3012-mo avg · 30 transactions | $614,000 | $851 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 8 | $504,000 | $633 |
| under-60 years | 19 | $460,000 | $628 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 35 | $762,000 | $761 |
| 80-89 years | 7 | $810,000 | $809 |
| 70-79 years | 5 | $678,000 | $612 |
| 60-69 years | 19 | $640,000 | $583 |
| under-60 years | 35 | $605,000 | $557 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 18 | $926,500 | $762 |
| 80-89 years | 6 | $987,388 | $813 |
| 70-79 years | 4712-mo avg · 47 transactions | $780,000 | $602 |
| 60-69 years | 32 | $754,000 | $564 |
| under-60 years | 13 | $718,000 | $522 |
| 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 | 1112-mo avg · 11 transactions | $965,000 | $637 |
| 60-69 years | 13 | $950,000 | $605 |
| under-60 years | 4212-mo avg · 42 transactions | $944,000 | $595 |
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 firming (+2.7% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 21 | 3 | $3,000/mo |
| Tampines Ave 8 | 2 | $2,750/mo |
| Tampines St 12 | 2 | $2,625/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 2 | 3 | $3,700/mo |
| Simei St 1 | 2 | $3,500/mo |
| Tampines St 12 | 2 | $2,850/mo |
Rents firming (+3.4% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $3,800/mo |
| Simei St 4 | 2 | $3,750/mo |
| Tampines Ctrl 7 | 2 | $3,750/mo |
Rents firming (+2.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 8 | 1 | $4,200/mo |
| Tampines St 11 | 1 | $4,100/mo |
| Tampines St 21 | 1 | $4,700/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.
Tampines held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 36% 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 +44.4% vs the region median.
Get a Free ValuationRising (+11.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.7% MoM — supports pricing (52 leases last month). Currently +12.5% vs the region median.
Get a Free ValuationFlat (-0.0% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (74 leases last month). Currently +4.8% vs the region median.
Get a Free ValuationSoftening (-8.7% MoM) — buyers may push back on this flat type.
Rental strong, +3.4% MoM — supports pricing (54 leases last month). Currently -1.5% vs the region median.
Get a Free ValuationSoftening (-3.5% MoM) — buyers may push back on this flat type.
Rental strong, +2.5% MoM — supports pricing (8 leases last month). Currently +3.1% vs the region median.
Get a Free Valuation12-mo avg · 10 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.7% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 21 | 3 | $3,000/mo |
| Tampines Ave 8 | 2 | $2,750/mo |
| Tampines St 12 | 2 | $2,625/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 2 | 3 | $3,700/mo |
| Simei St 1 | 2 | $3,500/mo |
| Tampines St 12 | 2 | $2,850/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.4% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $3,800/mo |
| Simei St 4 | 2 | $3,750/mo |
| Tampines Ctrl 7 | 2 | $3,750/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 8 | 1 | $4,200/mo |
| Tampines St 11 | 1 | $4,100/mo |
| Tampines St 21 | 1 | $4,700/mo |
Low/High = P25–P75 rent range this month.
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