The top transaction this month hit $773 psf on Tampines St 82 — 27% above the town median. One block, very different price point.
Volume held broadly steady in Tampines in June 2026, with 171 resale transactions compared to 174 in May. Month-on-month, the town median PSF softened 2.1% to $611 — giving buyers a softer entry point. The town sits above the regional median of $595 psf (+2.6%).
Verified as of 3 Aug 2026 · Latest resale data through Jun 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 | $611 | — |
| East Region | $595 | -2.5% |
| Island Wide | $601 | -1.6% |
Tampines ranks #2 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 | 4 transactions | $787 |
| Tampines St 61 | 4 transactions | $806 |
| Tampines St 61 | 3 transactions | $761 |
| Tampines St 86 | 3 transactions | $724 |
| Tampines St 41 | 3 transactions | $592 |
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 | 171 | $583,000 | $700,000 | $830,444 | $611 |
| 2-Room | 1 | $390,000 | $390,000 | $390,000 | $788 |
| 3-Room | 35 | $455,000 | $465,000 | $492,500 | $590 |
| 4-Room | 74 | $608,222 | $650,000 | $763,750 | $613 |
| 5-Room | 44 | $749,500 | $824,444 | $948,000 | $631 |
| Executive | 17 | $910,888 | $980,000 | $1,090,000 | $625 |
| 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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $611 median PSF represents a 2.1% dip against May's $623. Transaction count was broadly unchanged at 171. If you're a buyer, this is a reasonable window to negotiate.
Tampines St 61 led with 4 transactions (2% of all town resale) at a median $787 psf — 29% above the town median. Tampines St 61 followed with 4 transactions.
4-Room flats led resale activity in June 2026, accounting for 74 of 171 transactions (43%) at a median $613 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 856F Tampines St 82 | Executive | 07 TO 09 | 1,604 | $1,240,000 | $773 | 68 years 05 months |
| 856B Tampines St 82 | Executive | 07 TO 09 | 1,572 | $1,155,000 | $735 | 68 years 06 months |
| 858 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,150,000 | $732 | 60 years 09 months |
| 938 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,128,888 | $718 | 61 years 04 months |
| 895 Tampines St 81 | Executive | 04 TO 06 | 1,572 | $1,090,000 | $694 | 61 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 499B Tampines Ave 9 | 2-Room | 01 TO 03 | 495 | $390,000 | $788 | 86 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 523B Tampines Ctrl 7 | 3-Room | 13 TO 15 | 721 | $640,000 | $887 | 88 years 03 months |
| 608C Tampines Nth Dr 1 | 3-Room | 10 TO 12 | 732 | $633,800 | $866 | 93 years 05 months |
| 494G Tampines St 45 | 3-Room | 10 TO 12 | 721 | $595,888 | $826 | 91 years 05 months |
| 285 Tampines St 22 | 3-Room | 07 TO 09 | 904 | $522,000 | $577 | 57 years 02 months |
| 868A Tampines Ave 8 | 3-Room | 01 TO 03 | 721 | $520,000 | $721 | 88 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 520C Tampines Ctrl 8 | 4-Room | 10 TO 12 | 904 | $898,000 | $993 | 87 years 01 month |
| 519C Tampines Ctrl 8 | 4-Room | 07 TO 09 | 904 | $885,000 | $979 | 87 years 01 month |
| 522A Tampines Ctrl 7 | 4-Room | 16 TO 18 | 1,001 | $868,000 | $867 | 88 years 03 months |
| 518A Tampines Ctrl 7 | 4-Room | 07 TO 09 | 990 | $850,000 | $858 | 81 years 08 months |
| 618A Tampines St 61 | 4-Room | 10 TO 12 | 1,001 | $830,000 | $829 | 94 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 520B Tampines Ctrl 8 | 5-Room | 13 TO 15 | 1,163 | $1,030,000 | $886 | 87 years |
| 876A Tampines Ave 8 | 5-Room | 10 TO 12 | 1,216 | $1,010,000 | $830 | 94 years 05 months |
| 520B Tampines Ctrl 8 | 5-Room | 04 TO 06 | 1,163 | $980,000 | $843 | 87 years 01 month |
| 524A Tampines Ctrl 7 | 5-Room | 07 TO 09 | 1,216 | $978,000 | $804 | 88 years 03 months |
| 876C Tampines Ave 8 | 5-Room | 10 TO 12 | 1,216 | $970,000 | $797 | 94 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 856F Tampines St 82 | Executive | 07 TO 09 | 1,604 | $1,240,000 | $773 | 68 years 05 months |
| 856B Tampines St 82 | Executive | 07 TO 09 | 1,572 | $1,155,000 | $735 | 68 years 06 months |
| 858 Tampines Ave 5 | Executive | 04 TO 06 | 1,572 | $1,150,000 | $732 | 60 years 09 months |
| 938 Tampines Ave 5 | Executive | 07 TO 09 | 1,572 | $1,128,888 | $718 | 61 years 04 months |
| 895 Tampines St 81 | Executive | 04 TO 06 | 1,572 | $1,090,000 | $694 | 61 years 04 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.
4-Room flats in Tampines show a real lease-decay gap — units with 80-89 years remaining trade at $841 psf against $558 psf for the under-60 band, a 34% 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 | 912-mo avg · 9 transactions | $422,888 | $840 |
| 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 | 4212-mo avg · 42 transactions | $607,000 | $828 |
| 80-89 years | 3012-mo avg · 30 transactions | $627,500 | $857 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 4812-mo avg · 48 transactions | $483,444 | $628 |
| under-60 years | 30 | $461,000 | $581 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 19 | $770,000 | $769 |
| 80-89 years | 8 | $837,500 | $841 |
| 70-79 years | 8412-mo avg · 84 transactions | $650,000 | $597 |
| 60-69 years | 24 | $614,000 | $585 |
| under-60 years | 20 | $608,444 | $558 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 15 | $939,000 | $772 |
| 80-89 years | 5 | $978,000 | $804 |
| 70-79 years | 4812-mo avg · 48 transactions | $780,383 | $604 |
| 60-69 years | 14 | $755,000 | $568 |
| under-60 years | 8 | $736,000 | $537 |
| 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 | 1212-mo avg · 12 transactions | $972,500 | $634 |
| 60-69 years | 10 | $1,082,500 | $689 |
| under-60 years | 7 | $910,888 | $591 |
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.
PSF softened 2.1% in June 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 34% 4-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 +41.2% vs the region median.
Get a Free ValuationSoftening (-6.4% MoM) — buyers may push back on this flat type.
Rental strong, +2.7% MoM — supports pricing (52 leases last month). Currently -0.9% vs the region median.
Get a Free ValuationFlat (-1.5% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (74 leases last month). Currently +3.1% vs the region median.
Get a Free ValuationRising (+2.6% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.4% MoM — supports pricing (54 leases last month). Currently +6.1% vs the region median.
Get a Free ValuationRising (+3.5% MoM) — expect less room to negotiate on this flat type.
Rental strong, +2.5% MoM — supports pricing (8 leases last month). Currently +5.0% 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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