Blk 280 Tampines St 22
Completed 1983 · 10 storeys · 87 flats · 57 years 11 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 3-room here sold for $440,000 in Aug 2025. The same flat type in this block averaged $345,760 in 2020 - a gain of $94,240 - about $43 a day while the owner slept.
In this block, 3-room flats from floor 7 up have sold for a median of $425,444 - $30,444 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,900/mo | $2,900–$2,900 | $2,850/mo | - | 1 |
| 4-ROOM | $3,700/mo | $3,600–$3,800 | $3,400/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 · 14 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 25
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Aug 2025 | 3 ROOM | 01 to 03 | 74 | $440,000 | $552 | 57y 11m |
| Oct 2024 | 4 ROOM | 01 to 03 | 114 | $615,000 | $501 | 58y 10m |
| Aug 2024 | 3 ROOM | 04 to 06 | 74 | $440,000 | $552 | 59y |
| Feb 2024 | 3 ROOM | 04 to 06 | 74 | $426,000 | $535 | 59y 06m |
| Oct 2023 | 4 ROOM | 07 to 09 | 103 | $578,000 | $521 | 59y 09m |
| Jul 2023 | 3 ROOM | 04 to 06 | 74 | $425,000 | $534 | 60y 01m |
| Jun 2023 | 3 ROOM | 10 to 12 | 84 | $450,888 | $499 | 60y 01m |
| May 2023 | 3 ROOM | 07 to 09 | 84 | $455,000 | $503 | 60y 02m |
| Apr 2023 | 3 ROOM | 07 to 09 | 74 | $400,000 | $502 | 60y 03m |
| Aug 2022 | 3 ROOM | 04 to 06 | 84 | $402,000 | $445 | 61y |
| Dec 2021 | 3 ROOM | 01 to 03 | 84 | $395,000 | $437 | 61y 08m |
| Dec 2021 | 3 ROOM | 07 to 09 | 74 | $350,000 | $439 | 61y 08m |
| Sept 2021 | 3 ROOM | 01 to 03 | 74 | $355,000 | $446 | 61y 11m |
| Aug 2021 | 4 ROOM | 10 to 12 | 104 | $495,000 | $442 | 62y |
| Apr 2021 | 4 ROOM | 07 to 09 | 103 | $423,000 | $382 | 62y 03m |
| Jan 2021 | 4 ROOM | 01 to 03 | 103 | $380,000 | $343 | 62y 06m |
| Nov 2020 | 3 ROOM | 04 to 06 | 74 | $315,000 | $395 | 62y 09m |
| Jul 2020 | 3 ROOM | 07 to 09 | 74 | $313,800 | $394 | 63y |
| Nov 2019 | 3 ROOM | 07 to 09 | 74 | $338,000 | $424 | 63y 09m |
| Oct 2019 | 4 ROOM | 07 to 09 | 103 | $430,000 | $388 | 63y 09m |
| Jan 2019 | 4 ROOM | 07 to 09 | 104 | $435,000 | $389 | 64y 06m |
| Sept 2018 | 4 ROOM | 01 to 03 | 103 | $365,000 | $329 | 64y 11m |
| Jul 2017 | 4 ROOM | 01 to 03 | 102 | $425,000 | $387 | 66y |
| May 2017 | 4 ROOM | 04 to 06 | 103 | $430,000 | $388 | 66y 02m |
| May 2017 | 3 ROOM | 04 to 06 | 74 | $337,000 | $423 | 66y 02m |
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 3.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.