Blk 256 Tampines St 21
Completed 1983 · 10 storeys · 90 flats · 58 years 03 months remaining · 25 resale transactions on record · median household income in Tampines: $9,500/mo
10 storeys · completed 1983 · shops below
What the record shows
A 5-room here sold for $748,888 in Sept 2025. The same flat type in this block averaged $531,000 in 2020 - a gain of $217,888 - about $99 a day while the owner slept.
In this block, 5-room flats from floor 7 up have sold for a median of $624,000 - $74,000 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,400/mo | $3,400–$3,400 | $3,400/mo | - | 1 |
| 5-ROOM | $3,750/mo | $3,000–$4,000 | $3,650/mo | - | 6 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 25
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Sept 2025 | 5 ROOM | 10 to 12 | 121 | $748,888 | $575 | 58y 03m |
| Jun 2024 | 4 ROOM | 07 to 09 | 98 | $580,000 | $550 | 59y 07m |
| Jan 2024 | 5 ROOM | 01 to 03 | 121 | $630,000 | $484 | 60y |
| Aug 2023 | 5 ROOM | 07 to 09 | 121 | $600,000 | $461 | 60y 06m |
| Aug 2023 | 5 ROOM | 07 to 09 | 121 | $628,000 | $482 | 60y 04m |
| Jun 2023 | 5 ROOM | 07 to 09 | 121 | $610,000 | $468 | 60y 07m |
| Jun 2023 | 5 ROOM | 07 to 09 | 121 | $642,500 | $493 | 60y 07m |
| Dec 2022 | 5 ROOM | 10 to 12 | 126 | $660,000 | $487 | 61y 01m |
| Oct 2022 | 5 ROOM | 01 to 03 | 121 | $600,000 | $461 | 61y 03m |
| Jun 2022 | 5 ROOM | 07 to 09 | 121 | $620,000 | $476 | 61y 06m |
| Jan 2022 | 5 ROOM | 07 to 09 | 126 | $568,000 | $419 | 62y |
| Dec 2021 | 5 ROOM | 01 to 03 | 121 | $550,000 | $422 | 62y 01m |
| Oct 2021 | 5 ROOM | 01 to 03 | 121 | $535,000 | $411 | 62y 03m |
| Aug 2021 | 4 ROOM | 07 to 09 | 96 | $441,000 | $427 | 62y 05m |
| Jul 2021 | 5 ROOM | 01 to 03 | 121 | $495,000 | $380 | 62y 06m |
| Oct 2020 | 5 ROOM | 01 to 03 | 121 | $500,000 | $384 | 63y 03m |
| Sept 2020 | 5 ROOM | 04 to 06 | 126 | $460,000 | $339 | 63y 04m |
| Aug 2020 | 5 ROOM | 10 to 12 | 121 | $520,000 | $399 | 63y 04m |
| Jan 2020 | 5 ROOM | 01 to 03 | 121 | $483,000 | $371 | 63y 11m |
| Jul 2019 | 4 ROOM | 04 to 06 | 98 | $400,000 | $379 | 64y 05m |
| Oct 2018 | 5 ROOM | 04 to 06 | 123 | $527,000 | $398 | 65y 03m |
| May 2018 | 4 ROOM | 07 to 09 | 98 | $450,000 | $427 | 65y 08m |
| Dec 2017 | 5 ROOM | 10 to 12 | 121 | $555,000 | $426 | 66y |
| Apr 2017 | 5 ROOM | 07 to 09 | 126 | $580,000 | $428 | 66y 08m |
| Mar 2017 | 5 ROOM | 04 to 06 | 121 | $543,000 | $417 | 66y 09m |
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 3.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.