Blk 523A Tampines Ctrl 7
Completed 2014 · 17 storeys · 96 flats · 88 years 04 months remaining · 49 resale transactions on record · median household income in Tampines: $9,500/mo
17 storeys · completed 2014
What the record shows
A 4-room here sold for $700,000 in May 2026. The same flat type in this block averaged $559,750 in 2020 - a gain of $140,250 - about $64 a day while the owner slept.
This block crosses 60 years remaining in 2054 - the line where CPF usage rules begin tightening 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 | $3,800/mo | $3,800–$3,900 | $3,400/mo | - | 3 |
| 5-ROOM | $3,900/mo | $3,900–$3,900 | $3,650/mo | - | 1 |
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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 01 to 03 | 93 | $700,000 | $699 | 88y 04m |
| Nov 2025 | 5 ROOM | 13 to 15 | 113 | $958,000 | $788 | 88y 09m |
| Nov 2025 | 4 ROOM | 04 to 06 | 93 | $768,000 | $767 | 88y 10m |
| Nov 2025 | 4 ROOM | 04 to 06 | 93 | $720,000 | $719 | 88y 10m |
| Oct 2025 | 4 ROOM | 04 to 06 | 93 | $738,000 | $737 | 88y 11m |
| Oct 2025 | 5 ROOM | 04 to 06 | 113 | $950,000 | $781 | 88y 11m |
| Sept 2025 | 5 ROOM | 07 to 09 | 113 | $978,888 | $805 | 88y 11m |
| Jul 2025 | 5 ROOM | 13 to 15 | 113 | $988,000 | $812 | 89y 02m |
| Jun 2025 | 4 ROOM | 07 to 09 | 93 | $770,000 | $769 | 89y 03m |
| Jun 2025 | 5 ROOM | 07 to 09 | 113 | $978,888 | $805 | 89y 03m |
| May 2025 | 4 ROOM | 07 to 09 | 93 | $750,250 | $749 | 89y 04m |
| Mar 2025 | 4 ROOM | 10 to 12 | 93 | $805,000 | $804 | 89y 06m |
| Mar 2025 | 4 ROOM | 07 to 09 | 93 | $800,000 | $799 | 89y 06m |
| Feb 2025 | 4 ROOM | 04 to 06 | 93 | $713,888 | $713 | 89y 07m |
| Jun 2024 | 4 ROOM | 01 to 03 | 93 | $720,000 | $719 | 90y 03m |
| May 2024 | 4 ROOM | 01 to 03 | 93 | $650,000 | $649 | 90y 04m |
| Feb 2024 | 4 ROOM | 10 to 12 | 93 | $760,800 | $760 | 90y 07m |
| Oct 2023 | 5 ROOM | 16 to 18 | 113 | $868,000 | $714 | 90y 10m |
| Jan 2023 | 5 ROOM | 10 to 12 | 113 | $800,000 | $658 | 91y 08m |
| Nov 2021 | 5 ROOM | 04 to 06 | 113 | $705,000 | $580 | 92y 10m |
| Apr 2021 | 4 ROOM | 10 to 12 | 93 | $583,000 | $582 | 93y 04m |
| Apr 2021 | 5 ROOM | 04 to 06 | 113 | $650,000 | $534 | 93y 04m |
| Mar 2021 | 5 ROOM | 16 to 18 | 113 | $733,000 | $603 | 93y 05m |
| Feb 2021 | 4 ROOM | 13 to 15 | 93 | $590,000 | $589 | 93y 07m |
| Feb 2021 | 5 ROOM | 16 to 18 | 113 | $745,000 | $613 | 93y 06m |
| Dec 2020 | 5 ROOM | 01 to 03 | 113 | $625,000 | $514 | 93y 09m |
| Dec 2020 | 4 ROOM | 07 to 09 | 93 | $555,000 | $554 | 93y 09m |
| Nov 2020 | 5 ROOM | 13 to 15 | 113 | $715,000 | $588 | 93y 10m |
| Nov 2020 | 5 ROOM | 13 to 15 | 113 | $710,000 | $584 | 93y 09m |
| Oct 2020 | 5 ROOM | 16 to 18 | 113 | $725,000 | $596 | 93y 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.
4-room median $44k above this block · 4 vs 9 sales
built 2014 · same generation
built 2014 · same generation
4-room median $40k above this block · 5 vs 9 sales
4-room median $95k below this block · 5 vs 9 sales
4-room median $96k below this block · 5 vs 9 sales
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.