Blk 263 Tampines St 21
Completed 1983 · 10 storeys · 144 flats · 57 years 04 months remaining · 26 resale transactions on record · median household income in Tampines: $9,500/mo
10 storeys · completed 1983
What the record shows
A 4-room here sold for $560,000 in Jul 2026. The same flat type in this block averaged $469,333 in 2020 — a gain of $90,667 — about $41 a day while the owner slept.
In this block, 3-room flats from floor 7 up have sold for a median of $425,000 — $39,000 more than floors 3 and below, same flat type, same block.
This block crossed 60 years remaining in 2023 — the line where CPF usage rules tighten for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,221 sales).
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,850/mo | $2,850–$2,850 | $2,850/mo | — | 1 |
| 4-ROOM | $3,220/mo | $2,890–$3,550 | $3,400/mo | — | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 15 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 01 to 03 | 105 | $560,000 | $495 | 57y 04m |
| Mar 2026 | 3 ROOM | 04 to 06 | 74 | $490,000 | $615 | 57y 07m |
| Dec 2025 | 3 ROOM | 04 to 06 | 74 | $470,000 | $590 | 57y 10m |
| Mar 2025 | 4 ROOM | 10 to 12 | 103 | $670,000 | $604 | 58y 07m |
| Feb 2025 | 3 ROOM | 07 to 09 | 74 | $483,000 | $606 | 58y 09m |
| Sept 2024 | 4 ROOM | 07 to 09 | 105 | $623,000 | $551 | 59y 01m |
| Aug 2024 | 3 ROOM | 07 to 09 | 74 | $462,888 | $581 | 59y 02m |
| May 2023 | 3 ROOM | 01 to 03 | 74 | $386,000 | $485 | 60y 04m |
| Jan 2023 | 4 ROOM | 10 to 12 | 105 | $562,000 | $497 | 60y 10m |
| Nov 2022 | 3 ROOM | 07 to 09 | 74 | $412,800 | $518 | 60y 11m |
| Nov 2022 | 3 ROOM | 07 to 09 | 74 | $425,000 | $534 | 60y 11m |
| Nov 2022 | 3 ROOM | 07 to 09 | 74 | $392,000 | $492 | 60y 11m |
| May 2022 | 4 ROOM | 04 to 06 | 103 | $500,000 | $451 | 61y 04m |
| Sept 2021 | 4 ROOM | 07 to 09 | 103 | $485,000 | $437 | 62y |
| Aug 2021 | 4 ROOM | 01 to 03 | 103 | $470,000 | $424 | 62y 02m |
| May 2021 | 4 ROOM | 04 to 06 | 103 | $450,000 | $406 | 62y 04m |
| Apr 2021 | 3 ROOM | 07 to 09 | 74 | $358,888 | $451 | 62y 08m |
| Feb 2021 | 3 ROOM | 04 to 06 | 74 | $358,000 | $449 | 62y 07m |
| Jan 2021 | 3 ROOM | 10 to 12 | 74 | $360,000 | $452 | 62y 09m |
| Nov 2020 | 3 ROOM | 01 to 03 | 74 | $315,000 | $395 | 62y 11m |
| Sept 2020 | 4 ROOM | 10 to 12 | 103 | $451,000 | $407 | 63y |
| Jul 2020 | 4 ROOM | 07 to 09 | 103 | $460,000 | $415 | 63y 02m |
| Jul 2019 | 3 ROOM | 04 to 06 | 74 | $318,000 | $399 | 64y 02m |
| Jan 2019 | 4 ROOM | 01 to 03 | 105 | $400,000 | $354 | 64y 08m |
| Oct 2018 | 4 ROOM | 07 to 09 | 105 | $470,000 | $416 | 65y |
| Apr 2017 | 4 ROOM | 01 to 03 | 111 | $390,000 | $326 | 66y 05m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
Condos nearby
The private premium, measured: the nearest condo trades at 2.1×this block’s PSF.
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