Blk 278 Tampines St 22
Completed 1983 · 10 storeys · 93 flats · 58 years 05 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 $750,000 in Nov 2025. The same flat type in this block averaged $519,333 in 2020 - a gain of $230,667 - about $105 a day while the owner slept.
This block crossed 60 years remaining in 2024 - 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 | $3,700/mo | $3,400–$4,000 | $3,650/mo | - | 2 |
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 · 11 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 5 ROOM | 04 to 06 | 140 | $750,000 | $498 | 58y 05m |
| Oct 2025 | 5 ROOM | 04 to 06 | 140 | $720,000 | $478 | 58y 06m |
| Feb 2025 | 4 ROOM | 07 to 09 | 104 | $638,000 | $570 | 59y 02m |
| Sept 2024 | 5 ROOM | 01 to 03 | 135 | $643,000 | $442 | 59y 08m |
| Jul 2024 | 5 ROOM | 10 to 12 | 132 | $680,000 | $479 | 59y 09m |
| Jun 2024 | 5 ROOM | 04 to 06 | 141 | $685,000 | $451 | 59y 10m |
| Feb 2023 | 5 ROOM | 10 to 12 | 132 | $640,000 | $450 | 61y 02m |
| Dec 2022 | 5 ROOM | 07 to 09 | 132 | $608,000 | $428 | 61y 04m |
| Nov 2022 | 4 ROOM | 01 to 03 | 110 | $510,000 | $431 | 61y 05m |
| Jul 2022 | 5 ROOM | 07 to 09 | 132 | $580,000 | $408 | 61y 09m |
| Jan 2022 | 5 ROOM | 04 to 06 | 132 | $570,000 | $401 | 62y 02m |
| May 2021 | 4 ROOM | 04 to 06 | 104 | $390,000 | $348 | 62y 11m |
| Apr 2021 | 5 ROOM | 07 to 09 | 132 | $518,000 | $365 | 63y |
| Oct 2020 | 4 ROOM | 07 to 09 | 104 | $395,000 | $353 | 63y 06m |
| Jul 2020 | 5 ROOM | 01 to 03 | 132 | $470,000 | $331 | 63y 09m |
| Feb 2020 | 5 ROOM | 07 to 09 | 132 | $500,000 | $352 | 64y 01m |
| Apr 2019 | 4 ROOM | 07 to 09 | 104 | $370,000 | $331 | 65y |
| Jan 2019 | 4 ROOM | 01 to 03 | 110 | $400,000 | $338 | 65y 03m |
| Aug 2018 | 5 ROOM | 01 to 03 | 133 | $450,000 | $314 | 65y 07m |
| Jun 2018 | 5 ROOM | 04 to 06 | 135 | $550,000 | $378 | 65y 10m |
| Aug 2017 | 5 ROOM | 04 to 06 | 132 | $440,888 | $310 | 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.
5-room median $15k below this block · 8 vs 4 sales
built 1983 · same generation
built 1983 · same generation
built 1984 · same generation
built 1983 · same generation
5-room median $50k above this block · 9 vs 4 sales
Condos nearby
The private premium, measured: the nearest condo trades at 3.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.