Blk 235 Tampines St 21
Completed 1984 · 12 storeys · 132 flats · 66 years 01 month remaining · 19 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1984
What the record shows
A 3-room here sold for $550,000 in Jul 2026. The same flat type in this block averaged $381,315 in 2021 - a gain of $168,685 - about $92 a day while the owner slept.
In this block, 3-room flats from floor 8 up have sold for a median of $540,000 - $148,500 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2032 - the line where CPF usage rules begin tightening for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 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 | $2,950/mo | $2,850–$3,200 | $2,850/mo | - | 4 |
| 4-ROOM | $3,600/mo | $3,500–$3,700 | $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 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 10 to 12 | 74 | $550,000 | $690 | 66y 01m |
| Jul 2026 | 3 ROOM | 10 to 12 | 74 | $555,000 | $697 | 66y 01m |
| Jun 2026 | 4 ROOM | 01 to 03 | 103 | $618,000 | $557 | 66y 02m |
| May 2026 | 3 ROOM | 10 to 12 | 74 | $540,000 | $678 | 66y 03m |
| Mar 2026 | 3 ROOM | 07 to 09 | 74 | $528,000 | $663 | 66y 06m |
| Nov 2023 | 3 ROOM | 04 to 06 | 74 | $477,000 | $599 | 68y 08m |
| Jan 2023 | 3 ROOM | 07 to 09 | 74 | $460,000 | $578 | 69y 07m |
| Jan 2023 | 3 ROOM | 10 to 12 | 74 | $420,000 | $527 | 69y 08m |
| Dec 2022 | 3 ROOM | 04 to 06 | 74 | $418,000 | $525 | 69y 09m |
| Jan 2022 | 4 ROOM | 07 to 09 | 108 | $523,800 | $451 | 70y 07m |
| Jan 2022 | 3 ROOM | 04 to 06 | 74 | $388,000 | $487 | 70y 07m |
| Jan 2022 | 3 ROOM | 04 to 06 | 74 | $395,000 | $496 | 70y 07m |
| Dec 2021 | 3 ROOM | 10 to 12 | 74 | $406,888 | $511 | 70y 08m |
| Nov 2021 | 3 ROOM | 01 to 03 | 74 | $370,000 | $465 | 70y 09m |
| Aug 2021 | 3 ROOM | 04 to 06 | 74 | $350,000 | $439 | 70y 11m |
| Apr 2021 | 3 ROOM | 04 to 06 | 74 | $378,000 | $475 | 71y 04m |
| Nov 2020 | 4 ROOM | 01 to 03 | 108 | $449,000 | $386 | 71y 09m |
| May 2018 | 3 ROOM | 01 to 03 | 74 | $360,000 | $452 | 74y 03m |
| May 2017 | 3 ROOM | 07 to 09 | 74 | $360,000 | $452 | 75y 03m |
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.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
3-room median $46k below this block · 4 vs 4 sales
built 1984 · 8 fewer lease years than this block
built 1984 · 8 fewer lease years than this block
3-room median $46k below this block · 3 vs 4 sales
built 1984 · 9 fewer lease years than this block
built 1984 · 8 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.