Blk 289 Tampines St 22
Completed 1984 · 12 storeys · 110 flats · 58 years 10 months remaining · 32 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1984 · shops below
What the record shows
In this block, 5-room flats from floor 8 up have sold for a median of $648,888 - $66,000 more than floors 4 and below, same flat type, same block.
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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,200/mo | $3,200–$3,200 | $3,400/mo | - | 1 |
| 5-ROOM | $3,025/mo | $2,000–$4,880 | $3,650/mo | - | 4 |
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 · 15 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 |
|---|---|---|---|---|---|---|
| Jul 2025 | 4 ROOM | 10 to 12 | 97 | $555,000 | $532 | 58y 10m |
| Dec 2024 | 5 ROOM | 07 to 09 | 121 | $620,000 | $476 | 59y 05m |
| Aug 2024 | 5 ROOM | 10 to 12 | 121 | $670,000 | $514 | 59y 09m |
| Aug 2024 | 5 ROOM | 01 to 03 | 126 | $625,000 | $461 | 59y 09m |
| Feb 2024 | 5 ROOM | 07 to 09 | 121 | $588,000 | $451 | 60y 03m |
| Oct 2023 | 5 ROOM | 10 to 12 | 123 | $648,888 | $490 | 60y 07m |
| Sept 2023 | 5 ROOM | 04 to 06 | 126 | $545,000 | $402 | 60y 08m |
| Jul 2023 | 5 ROOM | 07 to 09 | 121 | $600,000 | $461 | 60y 10m |
| Jul 2023 | 5 ROOM | 04 to 06 | 121 | $582,888 | $448 | 60y 10m |
| Jun 2023 | 5 ROOM | 04 to 06 | 121 | $598,888 | $460 | 60y 11m |
| Mar 2023 | 5 ROOM | 07 to 09 | 126 | $600,000 | $442 | 61y 01m |
| Jan 2022 | 5 ROOM | 10 to 12 | 126 | $540,000 | $398 | 62y 04m |
| Nov 2021 | 5 ROOM | 07 to 09 | 121 | $535,000 | $411 | 62y 06m |
| Sept 2021 | 5 ROOM | 01 to 03 | 121 | $500,000 | $384 | 62y 08m |
| Jul 2021 | 5 ROOM | 07 to 09 | 126 | $490,000 | $361 | 62y 10m |
| Mar 2021 | 4 ROOM | 04 to 06 | 98 | $400,000 | $379 | 63y 02m |
| Mar 2021 | 4 ROOM | 10 to 12 | 98 | $400,000 | $379 | 63y 02m |
| Dec 2020 | 5 ROOM | 10 to 12 | 121 | $480,000 | $369 | 63y 04m |
| Dec 2020 | 5 ROOM | 07 to 09 | 126 | $440,000 | $324 | 63y 05m |
| Nov 2020 | 5 ROOM | 04 to 06 | 123 | $480,000 | $363 | 63y 06m |
| Oct 2020 | 5 ROOM | 04 to 06 | 121 | $473,000 | $363 | 63y 07m |
| Sept 2020 | 5 ROOM | 10 to 12 | 121 | $470,000 | $361 | 63y 07m |
| Sept 2020 | 5 ROOM | 10 to 12 | 126 | $488,000 | $360 | 63y 08m |
| Aug 2020 | 5 ROOM | 10 to 12 | 121 | $498,000 | $382 | 63y 09m |
| Jul 2020 | 5 ROOM | 10 to 12 | 126 | $505,000 | $372 | 63y 09m |
| Aug 2019 | 5 ROOM | 07 to 09 | 121 | $470,000 | $361 | 64y 08m |
| Aug 2019 | 5 ROOM | 04 to 06 | 121 | $495,000 | $380 | 64y 08m |
| May 2019 | 5 ROOM | 01 to 03 | 121 | $485,000 | $372 | 64y 11m |
| Jun 2018 | 5 ROOM | 07 to 09 | 121 | $485,000 | $372 | 65y 11m |
| Apr 2018 | 5 ROOM | 10 to 12 | 121 | $465,000 | $357 | 66y |
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 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.