Blk 248 Tampines St 21
Completed 1983 · 11 storeys · 100 flats · 57 years 11 months remaining · 17 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1983
What the record shows
A 4-room here sold for $648,000 in Feb 2026. The same flat type in this block averaged $467,000 in 2020 - a gain of $181,000 - about $83 a day while the owner slept.
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 (1,235 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,700/mo | $3,500–$3,800 | $3,400/mo | - | 5 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 17
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | 4 ROOM | 10 to 12 | 91 | $648,000 | $662 | 57y 11m |
| May 2025 | 4 ROOM | 04 to 06 | 91 | $665,000 | $679 | 58y 08m |
| Oct 2024 | 4 ROOM | 07 to 09 | 91 | $620,000 | $633 | 59y 04m |
| May 2024 | 4 ROOM | 01 to 03 | 91 | $540,000 | $551 | 59y 08m |
| Nov 2022 | 4 ROOM | 10 to 12 | 91 | $585,000 | $597 | 61y 02m |
| Oct 2022 | 4 ROOM | 04 to 06 | 91 | $515,000 | $526 | 61y 03m |
| May 2022 | 4 ROOM | 10 to 12 | 91 | $508,000 | $519 | 61y 07m |
| Apr 2022 | 4 ROOM | 10 to 12 | 91 | $512,000 | $523 | 61y 08m |
| Jan 2022 | 4 ROOM | 04 to 06 | 91 | $475,000 | $485 | 61y 11m |
| Oct 2021 | 4 ROOM | 07 to 09 | 91 | $477,000 | $487 | 62y 02m |
| Sept 2020 | 4 ROOM | 01 to 03 | 91 | $410,000 | $419 | 63y 03m |
| Aug 2020 | 4 ROOM | 07 to 09 | 92 | $420,000 | $424 | 63y 04m |
| Feb 2020 | 4 ROOM | 01 to 03 | 92 | $400,000 | $404 | 63y 10m |
| Jul 2019 | 4 ROOM | 01 to 03 | 91 | $420,000 | $429 | 64y 05m |
| Jun 2019 | 4 ROOM | 07 to 09 | 91 | $462,000 | $472 | 64y 07m |
| Apr 2018 | 4 ROOM | 04 to 06 | 91 | $474,000 | $484 | 65y 08m |
| May 2017 | 4 ROOM | 10 to 12 | 91 | $500,000 | $510 | 66y 07m |
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.
4-room median $18k below this block · 7 vs 3 sales
built 1984 · same generation
built 1983 · same generation
built 1983 · same generation
built 1983 · same generation
4-room median $20k below this block · 5 vs 3 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.