Blk 262 Tampines St 21
Completed 1983 · 10 storeys · 144 flats · 58 years 11 months remaining · 31 resale transactions on record · median household income in Tampines: $9,500/mo
10 storeys · completed 1983
What the record shows
A 3-room here sold for $481,000 in Feb 2025. The same flat type in this block averaged $385,000 in 2021 - a gain of $96,000 - about $53 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $2,000–$3,300 | $2,850/mo | - | 7 |
| 4-ROOM | $3,500/mo | $3,400–$3,700 | $3,400/mo | - | 6 |
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 · 16 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 |
|---|---|---|---|---|---|---|
| Feb 2025 | 3 ROOM | 04 to 06 | 74 | $481,000 | $604 | 58y 11m |
| Jan 2025 | 4 ROOM | 04 to 06 | 109 | $600,000 | $511 | 59y |
| Dec 2024 | 4 ROOM | 01 to 03 | 103 | $597,000 | $538 | 59y 01m |
| Sept 2024 | 3 ROOM | 07 to 09 | 74 | $470,000 | $590 | 59y 04m |
| Aug 2024 | 3 ROOM | 10 to 12 | 74 | $475,000 | $596 | 59y 04m |
| Jul 2024 | 4 ROOM | 07 to 09 | 103 | $590,000 | $532 | 59y 06m |
| May 2024 | 3 ROOM | 04 to 06 | 74 | $446,800 | $561 | 59y 08m |
| Apr 2024 | 4 ROOM | 04 to 06 | 105 | $558,000 | $494 | 59y 08m |
| Jan 2024 | 4 ROOM | 10 to 12 | 110 | $573,168 | $484 | 60y |
| Dec 2023 | 4 ROOM | 04 to 06 | 103 | $545,000 | $492 | 60y 02m |
| Mar 2023 | 3 ROOM | 01 to 03 | 74 | $406,000 | $510 | 60y 10m |
| Oct 2022 | 4 ROOM | 07 to 09 | 105 | $545,000 | $482 | 61y 03m |
| Aug 2022 | 3 ROOM | 07 to 09 | 74 | $400,000 | $502 | 61y 05m |
| Jun 2022 | 3 ROOM | 10 to 12 | 74 | $405,000 | $508 | 61y 06m |
| May 2022 | 3 ROOM | 04 to 06 | 74 | $390,000 | $490 | 61y 08m |
| Feb 2022 | 4 ROOM | 01 to 03 | 103 | $460,000 | $415 | 61y 10m |
| Mar 2021 | 3 ROOM | 04 to 06 | 74 | $360,000 | $452 | 62y 09m |
| Dec 2020 | 4 ROOM | 04 to 06 | 103 | $450,000 | $406 | 63y 01m |
| Oct 2019 | 3 ROOM | 04 to 06 | 74 | $320,000 | $402 | 64y 02m |
| Jul 2019 | 4 ROOM | 10 to 12 | 103 | $450,000 | $406 | 64y 06m |
| Oct 2018 | 4 ROOM | 07 to 09 | 105 | $435,000 | $385 | 65y 03m |
| Sept 2018 | 4 ROOM | 01 to 03 | 105 | $420,000 | $372 | 65y 03m |
| Jun 2018 | 4 ROOM | 01 to 03 | 103 | $428,000 | $386 | 65y 06m |
| Jun 2018 | 3 ROOM | 07 to 09 | 74 | $325,000 | $408 | 65y 06m |
| Dec 2017 | 3 ROOM | 01 to 03 | 74 | $318,000 | $399 | 66y |
| Dec 2017 | 4 ROOM | 07 to 09 | 105 | $485,000 | $429 | 66y |
| Dec 2017 | 3 ROOM | 07 to 09 | 74 | $318,000 | $399 | 66y |
| Nov 2017 | 3 ROOM | 07 to 09 | 74 | $360,000 | $452 | 66y 01m |
| Sept 2017 | 4 ROOM | 07 to 09 | 105 | $457,500 | $405 | 66y 03m |
| Aug 2017 | 4 ROOM | 07 to 09 | 105 | $430,000 | $380 | 66y 04m |
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.
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 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.