Blk 523B Tampines Ctrl 7
Completed 2014 · 17 storeys · 112 flats · 88 years 01 month remaining · 56 resale transactions on record · median household income in Tampines: $9,500/mo
17 storeys · completed 2014
What the record shows
A 2-room here sold for $451,900 in Jul 2026. The same flat type in this block averaged $304,167 in 2021 - a gain of $147,733 - about $81 a day while the owner slept.
In this block, 3-room flats from floor 12 up have sold for a median of $635,000 - $187,000 more than floors 5 and below, same flat type, same block.
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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,450/mo | $2,300–$2,600 | $2,375/mo | - | 2 |
| 3-ROOM | $2,900/mo | $2,500–$3,250 | $2,850/mo | - | 3 |
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 · 31 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 2026 | 2 ROOM | 10 to 12 | 47 | $451,900 | $893 | 88y 01m |
| Jun 2026 | 3 ROOM | 13 to 15 | 67 | $640,000 | $887 | 88y 03m |
| Sept 2025 | 3 ROOM | 13 to 15 | 67 | $640,000 | $887 | 89y |
| Aug 2025 | 3 ROOM | 13 to 15 | 67 | $635,000 | $880 | 89y |
| Jun 2025 | 2 ROOM | 04 to 06 | 47 | $420,000 | $830 | 89y 03m |
| May 2025 | 4 ROOM | 10 to 12 | 93 | $790,000 | $789 | 89y 03m |
| Apr 2025 | 2 ROOM | 04 to 06 | 47 | $425,000 | $840 | 89y 05m |
| Sept 2024 | 2 ROOM | 10 to 12 | 47 | $395,000 | $781 | 90y |
| Aug 2024 | 2 ROOM | 07 to 09 | 47 | $386,500 | $764 | 90y 02m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $780,000 | $779 | 90y 02m |
| Mar 2024 | 2 ROOM | 07 to 09 | 47 | $388,000 | $767 | 90y 06m |
| Oct 2023 | 4 ROOM | 13 to 15 | 93 | $725,000 | $724 | 91y |
| Jun 2023 | 4 ROOM | 10 to 12 | 93 | $705,000 | $704 | 91y 03m |
| Jun 2023 | 3 ROOM | 04 to 06 | 67 | $510,000 | $707 | 91y 03m |
| May 2023 | 3 ROOM | 07 to 09 | 67 | $510,000 | $707 | 91y 04m |
| Mar 2023 | 3 ROOM | 10 to 12 | 67 | $530,000 | $735 | 91y 06m |
| Jan 2023 | 3 ROOM | 16 to 18 | 67 | $500,888 | $695 | 91y 08m |
| Dec 2022 | 4 ROOM | 10 to 12 | 93 | $680,000 | $679 | 91y 09m |
| Jul 2022 | 3 ROOM | 04 to 06 | 67 | $450,000 | $624 | 92y 01m |
| Jul 2022 | 3 ROOM | 10 to 12 | 67 | $488,880 | $678 | 92y 02m |
| Jun 2022 | 3 ROOM | 01 to 03 | 67 | $446,000 | $618 | 92y 04m |
| Jun 2022 | 3 ROOM | 16 to 18 | 67 | $470,888 | $653 | 92y 03m |
| Apr 2022 | 2 ROOM | 01 to 03 | 47 | $320,000 | $633 | 92y 04m |
| Mar 2022 | 4 ROOM | 16 to 18 | 93 | $635,000 | $634 | 92y 06m |
| Mar 2022 | 2 ROOM | 16 to 18 | 47 | $327,000 | $646 | 92y 06m |
| Jan 2022 | 3 ROOM | 04 to 06 | 67 | $435,000 | $603 | 92y 07m |
| Jan 2022 | 4 ROOM | 10 to 12 | 93 | $600,000 | $599 | 92y 08m |
| Dec 2021 | 4 ROOM | 13 to 15 | 93 | $615,000 | $614 | 92y 09m |
| Dec 2021 | 4 ROOM | 01 to 03 | 93 | $550,000 | $549 | 92y 09m |
| Aug 2021 | 2 ROOM | 13 to 15 | 47 | $315,000 | $623 | 93y 01m |
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.
built 2014 · same generation
built 2014 · same generation
built 2014 · same generation
built 1995 · 18 fewer lease years than this block
built 2021 · same generation
2-room median $20k above this block · 3 vs 5 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.