Blk 854 Tampines St 82
Completed 1985 · 12 storeys · 110 flats · 58 years 03 months remaining · 21 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1985
What the record shows
In this block, 3-room flats from floor 8 up have sold for a median of $490,000 - $61,000 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,400/mo | $1,800–$3,000 | $2,850/mo | - | 4 |
| 4-ROOM | $3,400/mo | $3,400–$3,400 | $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 · 13 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 04 to 06 | 104 | $600,000 | $536 | 58y 03m |
| Mar 2026 | 4 ROOM | 07 to 09 | 104 | $660,000 | $590 | 58y 07m |
| Jul 2025 | 3 ROOM | 07 to 09 | 74 | $481,888 | $605 | 59y 03m |
| Apr 2025 | 3 ROOM | 01 to 03 | 74 | $475,000 | $596 | 59y 06m |
| Jan 2025 | 3 ROOM | 10 to 12 | 74 | $490,000 | $615 | 59y 09m |
| Nov 2023 | 3 ROOM | 04 to 06 | 74 | $450,000 | $565 | 60y 11m |
| May 2023 | 3 ROOM | 04 to 06 | 74 | $428,000 | $537 | 61y 05m |
| Dec 2022 | 3 ROOM | 04 to 06 | 74 | $430,000 | $540 | 61y 10m |
| Nov 2022 | 3 ROOM | 04 to 06 | 74 | $395,000 | $496 | 61y 11m |
| Dec 2021 | 3 ROOM | 04 to 06 | 74 | $400,000 | $502 | 62y 10m |
| Nov 2021 | 4 ROOM | 01 to 03 | 104 | $480,000 | $429 | 62y 10m |
| Nov 2021 | 3 ROOM | 07 to 09 | 74 | $390,000 | $490 | 62y 11m |
| Sept 2021 | 3 ROOM | 07 to 09 | 74 | $380,000 | $477 | 63y 01m |
| Jun 2021 | 4 ROOM | 07 to 09 | 104 | $460,888 | $412 | 63y 04m |
| Jun 2021 | 3 ROOM | 07 to 09 | 74 | $395,000 | $496 | 63y 04m |
| Jun 2021 | 3 ROOM | 01 to 03 | 74 | $358,000 | $449 | 63y 04m |
| Mar 2021 | 3 ROOM | 01 to 03 | 74 | $348,000 | $437 | 63y 07m |
| Feb 2021 | 3 ROOM | 10 to 12 | 74 | $385,000 | $483 | 63y 08m |
| Jul 2019 | 4 ROOM | 01 to 03 | 103 | $428,000 | $386 | 65y 02m |
| Oct 2017 | 3 ROOM | 10 to 12 | 74 | $353,000 | $443 | 66y 11m |
| Sept 2017 | 4 ROOM | 10 to 12 | 103 | $429,000 | $387 | 67y |
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.
built 1985 · same generation
3-room median within $5k of this block
built 1985 · same generation
3-room median $8k above this block · 5 vs 3 sales
built 1994 · 10 more lease years than this block
built 1985 · same generation
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.