Tampines · HDB · S522860

Blk 860B Tampines Ave 5

Completed 1987 · 4 storeys · 16 flats · 62 years 10 months remaining · 1 resale transactions on record · median household income in Tampines: $9,500/mo

4 room

$558,888

1 sold · all years · $558,888–$558,888

$499 psf

Last sale

Dec 2023

no resales in the last 24 months — quiet block, tight holders

3D →

Tampines Ave 5, Tampines · ◌ 1 km P1 ring · mrt · school · food · park · mall · health · zones: parks, commercial, reserve — hover

Flat mix · 16 homes

4-room

10 · 63%

5-room

6 · 38%

4 storeys · completed 1987

What the record shows

The lease cliff

This block crossed 60 years remaining in 2026 — 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).

The supply wave

Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.

Price trend

median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here

Every recent sale HDB official record, latest 1

Month	Type	Storey	Area (sqm)	Price	PSF	Lease left
Dec 2023	4 ROOM	01 to 03	104	$558,888	$499	62y 10m

Who lives in Tampines

Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg

Residents

259,900

Median age

41 yrs

48% under 40 · getting older

Children 0–9

23,220

▼ 1% since 2015 · future P1 demand

Household size

3.3 avg

Homes

87% HDB

11% condo · 2% landed

Degree holders

28%

residents 15+

Commute

59% transit

18% drive

45 min+ to work

28%

The neighbourhood

What sits around this address — distances computed from official OneMap and LTA records.

MRT

Tampines DT32,EW2 · 651m — weekday mornings, riders head to Expo, Raffles Place, Downtown (LTA)

Coming MRT

Tampines North Mrt Station · CRL · ~2030 · 1.2km — a new line changes what nearby homes are worth

P1 ring

Poi Ching School 320m · Phase 2C 2.1× balloted · St. Hilda'S Primary School 639m · Phase 2C 3.2× balloted · Saint Hilda'S Primary School 672m · Junyuan Primary School 871m · Phase 2C 1.1× balloted — inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)

Secondary

Junyuan Secondary School · 414m

Food

Hawker Centre @ Our Tampines Hub · 447m

Green

Sun Plaza Pk · 764m — 2 parks within 1km

Mall

Tampines Mall · 904m

Health

Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 869m