Blk 856E Tampines St 82
Completed 1994 · 15 storeys · 76 flats · 68 years 10 months remaining · 12 resale transactions on record · median household income in Tampines: $9,500/mo
15 storeys · completed 1994 · shops below
What the record shows
A executive here sold for $1,038,000 in Feb 2026. The same flat type in this block averaged $873,400 in 2020 - a gain of $164,600 - about $75 a day while the owner slept.
In this block, executive flats from floor 10 up have sold for a median of $1,000,000 - $74,000 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2034 - 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 |
|---|---|---|---|---|---|
| EXECUTIVE | $3,950/mo | $3,900–$4,300 | $4,000/mo | 4.2% | 4 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 12
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | 01 to 03 | 147 | $1,038,000 | $656 | 68y 10m |
| Jun 2025 | EXECUTIVE | 10 to 12 | 151 | $1,200,000 | $738 | 69y 05m |
| Jan 2024 | EXECUTIVE | 13 to 15 | 151 | $1,000,000 | $615 | 70y 11m |
| Nov 2022 | EXECUTIVE | 04 to 06 | 147 | $920,000 | $581 | 72y 01m |
| Aug 2022 | EXECUTIVE | 04 to 06 | 147 | $905,000 | $572 | 72y 03m |
| Jun 2022 | EXECUTIVE | 04 to 06 | 147 | $932,000 | $589 | 72y 06m |
| Feb 2022 | EXECUTIVE | 07 to 09 | 147 | $895,000 | $566 | 72y 10m |
| Nov 2021 | EXECUTIVE | 10 to 12 | 149 | $912,000 | $569 | 73y 01m |
| Mar 2021 | EXECUTIVE | 07 to 09 | 147 | $855,000 | $540 | 73y 09m |
| Dec 2020 | EXECUTIVE | 01 to 03 | 147 | $773,000 | $489 | 74y |
| Sept 2019 | EXECUTIVE | 01 to 03 | 147 | $808,000 | $511 | 75y 02m |
| Jun 2019 | EXECUTIVE | 07 to 09 | 151 | $810,000 | $498 | 75y 05m |
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 1994 · same generation
built 1993 · same generation
built 1994 · same generation
built 1994 · same generation
built 1993 · same generation
built 1987 · 8 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.