Blk 260 Tampines St 21
Completed 1983 · 11 storeys · 80 flats · 57 years 06 months remaining · 17 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1983 · shops below
What the record shows
A 5-room here sold for $770,000 in May 2026. The same flat type in this block averaged $537,667 in 2020 - a gain of $232,333 - about $106 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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,500/mo | $3,000–$3,650 | $3,650/mo | - | 3 |
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 |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | 07 to 09 | 133 | $770,000 | $538 | 57y 06m |
| Apr 2026 | 5 ROOM | 04 to 06 | 133 | $765,000 | $534 | 57y 06m |
| Jan 2026 | 5 ROOM | 04 to 06 | 133 | $780,000 | $545 | 57y 10m |
| Apr 2024 | 5 ROOM | 07 to 09 | 133 | $718,000 | $502 | 59y 07m |
| Feb 2024 | 5 ROOM | 01 to 03 | 133 | $630,000 | $440 | 59y 09m |
| Apr 2023 | 5 ROOM | 10 to 12 | 133 | $700,000 | $489 | 60y 06m |
| Aug 2022 | 5 ROOM | 01 to 03 | 133 | $660,000 | $461 | 61y 03m |
| Jul 2022 | 5 ROOM | 04 to 06 | 133 | $630,000 | $440 | 61y 03m |
| Mar 2022 | 4 ROOM | 10 to 12 | 103 | $505,000 | $455 | 61y 07m |
| Nov 2021 | 4 ROOM | 10 to 12 | 103 | $463,000 | $418 | 62y |
| Jan 2021 | 5 ROOM | 07 to 09 | 133 | $570,000 | $398 | 62y 10m |
| Jan 2021 | 5 ROOM | 04 to 06 | 133 | $525,000 | $367 | 62y 10m |
| Sept 2020 | 5 ROOM | 04 to 06 | 133 | $518,000 | $362 | 63y 01m |
| Jun 2020 | 5 ROOM | 04 to 06 | 133 | $538,000 | $376 | 63y 06m |
| Dec 2019 | 5 ROOM | 04 to 06 | 133 | $532,500 | $372 | 63y 10m |
| Sept 2019 | 5 ROOM | 04 to 06 | 133 | $515,000 | $360 | 64y 01m |
| Nov 2017 | 5 ROOM | 04 to 06 | 133 | $540,000 | $377 | 65y 11m |
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.
built 1983 · same generation
built 1983 · same generation
5-room median $80k below this block · 5 vs 3 sales
built 1983 · same generation
built 1993 · 9 more lease years than this block
built 1983 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.