Blk 254 Tampines St 21
Completed 1983 · 10 storeys · 90 flats · 59 years 03 months remaining · 21 resale transactions on record · median household income in Tampines: $9,500/mo
10 storeys · completed 1983
What the record shows
A 5-room here sold for $720,000 in Aug 2024. The same flat type in this block averaged $546,600 in 2020 - a gain of $173,400 - about $79 a day while the owner slept.
In this block, 5-room flats from floor 7 up have sold for a median of $680,000 - $75,000 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 (1,235 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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,375/mo | $3,200–$3,550 | $3,650/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Aug 2024 | 5 ROOM | 10 to 12 | 121 | $720,000 | $553 | 59y 03m |
| Apr 2024 | 5 ROOM | 01 to 03 | 129 | $660,000 | $475 | 59y 07m |
| Nov 2023 | 5 ROOM | 10 to 12 | 121 | $680,000 | $522 | 60y |
| May 2023 | 5 ROOM | 10 to 12 | 121 | $685,000 | $526 | 60y 06m |
| Nov 2022 | 5 ROOM | 07 to 09 | 126 | $638,000 | $470 | 61y 01m |
| Jul 2022 | 5 ROOM | 04 to 06 | 121 | $610,000 | $468 | 61y 04m |
| Jun 2022 | 5 ROOM | 07 to 09 | 121 | $610,000 | $468 | 61y 04m |
| Sept 2021 | 5 ROOM | 01 to 03 | 126 | $550,000 | $406 | 62y 01m |
| Jun 2021 | 4 ROOM | 04 to 06 | 98 | $426,888 | $405 | 62y 05m |
| Jan 2021 | 5 ROOM | 01 to 03 | 121 | $523,000 | $402 | 62y 09m |
| Dec 2020 | 4 ROOM | 04 to 06 | 96 | $420,000 | $406 | 62y 11m |
| Nov 2020 | 5 ROOM | 07 to 09 | 121 | $550,000 | $422 | 63y |
| Jul 2020 | 5 ROOM | 01 to 03 | 124 | $500,000 | $375 | 63y 03m |
| Mar 2020 | 5 ROOM | 04 to 06 | 126 | $552,500 | $407 | 63y 07m |
| Feb 2020 | 5 ROOM | 01 to 03 | 121 | $532,000 | $408 | 63y 08m |
| May 2019 | 5 ROOM | 04 to 06 | 124 | $554,000 | $415 | 64y 06m |
| Jan 2019 | 5 ROOM | 01 to 03 | 121 | $515,000 | $395 | 64y 09m |
| Jun 2018 | 5 ROOM | 04 to 06 | 123 | $568,000 | $429 | 65y 05m |
| Jun 2018 | 5 ROOM | 10 to 12 | 121 | $565,000 | $434 | 65y 05m |
| Aug 2017 | 5 ROOM | 04 to 06 | 123 | $543,000 | $410 | 66y 02m |
| Feb 2017 | 5 ROOM | 01 to 03 | 124 | $538,000 | $403 | 66y 08m |
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.
Condos nearby
The private premium, measured: the nearest condo trades at 3.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.