Blk 261 Tampines St 21
Completed 1983 · 10 storeys · 126 flats · 57 years 03 months remaining · 31 resale transactions on record · median household income in Tampines: $9,500/mo
10 storeys · completed 1983
What the record shows
In this block, 3-room flats from floor 7 up have sold for a median of $435,000 - $3,500 less 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,950/mo | $2,800–$3,000 | $2,850/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 · 20 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 01 to 03 | 105 | $590,000 | $522 | 57y 03m |
| Jun 2026 | 3 ROOM | 01 to 03 | 78 | $460,000 | $548 | 57y 03m |
| May 2026 | 4 ROOM | 04 to 06 | 103 | $573,888 | $518 | 57y 05m |
| Apr 2026 | 3 ROOM | 04 to 06 | 78 | $500,000 | $596 | 57y 06m |
| Jan 2026 | 3 ROOM | 07 to 09 | 74 | $485,000 | $609 | 57y 09m |
| Jan 2026 | 4 ROOM | 07 to 09 | 105 | $660,000 | $584 | 57y 09m |
| Jun 2025 | 3 ROOM | 01 to 03 | 74 | $470,000 | $590 | 58y 04m |
| May 2025 | 4 ROOM | 10 to 12 | 105 | $668,000 | $591 | 58y 05m |
| Nov 2024 | 4 ROOM | 07 to 09 | 103 | $600,000 | $541 | 59y |
| Dec 2023 | 3 ROOM | 01 to 03 | 74 | $417,000 | $524 | 59y 10m |
| Nov 2023 | 4 ROOM | 04 to 06 | 103 | $550,000 | $496 | 59y 11m |
| Oct 2023 | 4 ROOM | 07 to 09 | 103 | $550,000 | $496 | 60y |
| Jun 2023 | 3 ROOM | 07 to 09 | 74 | $445,000 | $559 | 60y 04m |
| Jun 2023 | 4 ROOM | 07 to 09 | 109 | $580,000 | $494 | 60y 04m |
| Mar 2023 | 3 ROOM | 07 to 09 | 78 | $435,000 | $518 | 60y 07m |
| Jan 2023 | 3 ROOM | 07 to 09 | 74 | $413,888 | $520 | 60y 10m |
| Aug 2022 | 4 ROOM | 10 to 12 | 105 | $545,000 | $482 | 61y 02m |
| Dec 2021 | 3 ROOM | 01 to 03 | 74 | $390,000 | $490 | 61y 09m |
| Sept 2021 | 3 ROOM | 04 to 06 | 78 | $354,000 | $422 | 62y |
| Jul 2021 | 3 ROOM | 07 to 09 | 74 | $362,500 | $455 | 62y 03m |
| Dec 2020 | 3 ROOM | 04 to 06 | 74 | $335,000 | $421 | 62y 09m |
| Oct 2020 | 3 ROOM | 10 to 12 | 78 | $320,000 | $381 | 62y 11m |
| Jul 2020 | 4 ROOM | 01 to 03 | 105 | $385,000 | $341 | 63y 02m |
| Feb 2020 | 3 ROOM | 01 to 03 | 78 | $300,000 | $357 | 63y 07m |
| Oct 2019 | 4 ROOM | 04 to 06 | 106 | $445,000 | $390 | 63y 11m |
| May 2019 | 4 ROOM | 01 to 03 | 103 | $380,000 | $343 | 64y 04m |
| Oct 2018 | 3 ROOM | 04 to 06 | 78 | $325,000 | $387 | 64y 11m |
| Aug 2018 | 3 ROOM | 07 to 09 | 74 | $360,000 | $452 | 65y 01m |
| Dec 2017 | 3 ROOM | 07 to 09 | 74 | $333,000 | $418 | 65y 09m |
| Oct 2017 | 4 ROOM | 01 to 03 | 109 | $430,000 | $366 | 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.
3-room median within $5k of this block
3-room median $18k below this block · 5 vs 4 sales
3-room median within $5k of this block
built 1983 · same generation
built 1983 · same generation
built 1983 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.