Tampines is trading about 5% above the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Tampines in May 2026, with 174 resale transactions compared to 185 in April. Month-on-month, the town median PSF held near $623 — a balanced market with no strong directional pressure. The town sits above the regional median of $595 psf (+4.8%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $623 | — |
| East Region | $595 | -4.6% |
| Island Wide | $602 | -3.4% |
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 | $802 |
| Tampines St 61 | 6 transactions | $745 |
| Tampines St 85 | 5 transactions | $737 |
| Tampines St 61 | 4 transactions | $770 |
| Tampines St 23 | 3 transactions | $614 |
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 | 174 | $625,000 | $726,500 | $827,250 | $623 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 27 | $462,500 | $490,000 | $504,000 | $630 |
| 4-Room | 87 | $626,944 | $677,000 | $770,000 | $623 |
| 5-Room | 46 | $771,250 | $836,500 | $922,166 | $615 |
| Executive | 14 | $923,750 | $955,444 | $1,087,500 | $604 |
| 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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $623 median PSF represents a 0.5% gain against April's $620. Transaction count fell 6% from 185 to 174. 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 $802 psf — 29% above the town median. Tampines St 61 followed with 6 transactions.
4-Room flats led resale activity in May 2026, accounting for 87 of 174 transactions (50%) at a median $623 psf. That flat type's PSF moved 2.1% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 856D Tampines St 82 | Executive | 10 TO 12 | 1,572 | $1,170,000 | $744 | 68 years 07 months |
| 856F Tampines St 82 | Executive | 07 TO 09 | 1,582 | $1,130,000 | $714 | 68 years 07 months |
| 856C Tampines St 82 | Executive | 04 TO 06 | 1,604 | $1,130,000 | $705 | 68 years 07 months |
| 230E Tampines St 24 | Executive | 07 TO 09 | 1,615 | $1,100,000 | $681 | 66 years 03 months |
| 515D Tampines Ctrl 7 | 5-Room | 16 TO 18 | 1,173 | $1,050,000 | $895 | 81 years 08 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 519C Tampines Ctrl 8 | 3-Room | 01 TO 03 | 667 | $650,000 | $974 | 87 years 02 months |
| 605B Tampines St 61 | 3-Room | 04 TO 06 | 732 | $580,000 | $792 | 92 years 10 months |
| 868C Tampines Ave 8 | 3-Room | 01 TO 03 | 721 | $550,000 | $763 | 88 years 01 month |
| 604A Tampines Ave 9 | 3-Room | 01 TO 03 | 732 | $545,000 | $745 | 92 years 09 months |
| 235 Tampines St 21 | 3-Room | 10 TO 12 | 797 | $540,000 | $678 | 66 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 519A Tampines Ctrl 8 | 4-Room | 10 TO 12 | 893 | $875,000 | $979 | 87 years 01 month |
| 519C Tampines Ctrl 8 | 4-Room | 07 TO 09 | 904 | $865,000 | $957 | 87 years 02 months |
| 519A Tampines Ctrl 8 | 4-Room | 13 TO 15 | 893 | $860,000 | $963 | 87 years 02 months |
| 518A Tampines Ctrl 7 | 4-Room | 13 TO 15 | 990 | $845,000 | $853 | 81 years 08 months |
| 519B Tampines Ctrl 8 | 4-Room | 04 TO 06 | 904 | $835,000 | $924 | 87 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 515D Tampines Ctrl 7 | 5-Room | 16 TO 18 | 1,173 | $1,050,000 | $895 | 81 years 08 months |
| 524A Tampines Ctrl 7 | 5-Room | 16 TO 18 | 1,216 | $1,030,000 | $847 | 88 years 04 months |
| 167A Simei Lane | 5-Room | 10 TO 12 | 1,195 | $990,000 | $829 | 83 years 11 months |
| 842E Tampines St 82 | 5-Room | 10 TO 12 | 1,485 | $988,000 | $665 | 68 years 04 months |
| 618B Tampines St 61 | 5-Room | 10 TO 12 | 1,216 | $962,888 | $792 | 94 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 856D Tampines St 82 | Executive | 10 TO 12 | 1,572 | $1,170,000 | $744 | 68 years 07 months |
| 856F Tampines St 82 | Executive | 07 TO 09 | 1,582 | $1,130,000 | $714 | 68 years 07 months |
| 856C Tampines St 82 | Executive | 04 TO 06 | 1,604 | $1,130,000 | $705 | 68 years 07 months |
| 230E Tampines St 24 | Executive | 07 TO 09 | 1,615 | $1,100,000 | $681 | 66 years 03 months |
| 498E Tampines St 45 | Executive | 07 TO 09 | 1,539 | $1,050,000 | $682 | 70 years |
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 $829 psf against $531 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 | $423,944 | $836 |
| 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 | $605,944 | $822 |
| 80-89 years | 3012-mo avg · 30 transactions | $614,000 | $849 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5812-mo avg · 58 transactions | $483,444 | $624 |
| under-60 years | 20 | $479,000 | $621 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 29 | $770,000 | $769 |
| 80-89 years | 11 | $823,000 | $822 |
| 70-79 years | 5 | $668,000 | $626 |
| 60-69 years | 20 | $642,500 | $573 |
| under-60 years | 22 | $620,000 | $565 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 10 | $921,444 | $756 |
| 80-89 years | 6 | $975,944 | $829 |
| 70-79 years | 5 | $790,000 | $607 |
| 60-69 years | 19 | $775,000 | $589 |
| under-60 years | 6 | $780,000 | $531 |
| 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 | 1412-mo avg · 14 transactions | $966,500 | $634 |
| 60-69 years | 11 | $953,000 | $602 |
| under-60 years | 4012-mo avg · 40 transactions | $936,500 | $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 holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 4 | 2 | $2,850/mo |
| Tampines St 11 | 2 | $2,150/mo |
| Tampines St 21 | 2 | $2,850/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 91 | 3 | $3,300/mo |
| Simei St 1 | 2 | $3,045/mo |
| Simei St 1 | 2 | $3,665/mo |
Rents holding steady (-0.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $3,450/mo |
| Tampines St 71 | 2 | $3,450/mo |
| Simei Lane | 1 | $3,800/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Tampines St 82 | 2 | $3,950/mo |
| Tampines St 11 | 1 | $3,000/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.
Tampines held its pricing in May 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 +40.5% vs the region median.
Get a Free ValuationFlat (-0.5% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (51 leases last month). Currently +5.9% vs the region median.
Get a Free ValuationRising (+2.1% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (89 leases last month). Currently +4.7% vs the region median.
Get a Free ValuationFlat (+0.9% MoM) — anchor to recent comparables.
Rental steady, -0.7% MoM (42 leases last month). Currently +3.3% vs the region median.
Get a Free ValuationSoftening (-3.7% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (12 leases last month). Currently +1.5% 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 (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Tampines Ave 4 | 2 | $2,850/mo |
| Tampines St 11 | 2 | $2,150/mo |
| Tampines St 21 | 2 | $2,850/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 |
|---|---|---|
| Tampines St 91 | 3 | $3,300/mo |
| Simei St 1 | 2 | $3,045/mo |
| Simei St 1 | 2 | $3,665/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-0.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Simei St 1 | 2 | $3,450/mo |
| Tampines St 71 | 2 | $3,450/mo |
| Simei Lane | 1 | $3,800/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 |
|---|---|---|
| Tampines St 82 | 2 | $3,950/mo |
| Tampines St 11 | 1 | $3,000/mo |
| Tampines St 12 | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
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