Blk 856F Tampines St 82
Completed 1994 · 15 storeys · 78 flats · 68 years 05 months remaining · 14 resale transactions on record · median household income in Tampines: $9,500/mo
15 storeys · completed 1994
What the record shows
A executive here sold for $1,240,000 in Jun 2026. The same flat type in this block averaged $835,000 in 2020 - a gain of $405,000 - about $185 a day while the owner slept.
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 | $3,900/mo | $3,500–$4,300 | $4,000/mo | 4.2% | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 14
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | EXECUTIVE | 07 to 09 | 149 | $1,240,000 | $773 | 68y 05m |
| May 2026 | EXECUTIVE | 07 to 09 | 147 | $1,130,000 | $714 | 68y 07m |
| Jan 2025 | EXECUTIVE | 07 to 09 | 147 | $1,108,000 | $700 | 69y 11m |
| Oct 2024 | EXECUTIVE | 04 to 06 | 143 | $1,100,000 | $715 | 70y 02m |
| Apr 2024 | EXECUTIVE | 13 to 15 | 150 | $1,018,000 | $631 | 70y 08m |
| May 2023 | EXECUTIVE | 13 to 15 | 148 | $976,888 | $613 | 71y 06m |
| Mar 2022 | EXECUTIVE | 07 to 09 | 143 | $920,000 | $598 | 72y 08m |
| Feb 2021 | EXECUTIVE | 04 to 06 | 145 | $785,000 | $503 | 73y 10m |
| Sept 2020 | EXECUTIVE | 07 to 09 | 147 | $800,000 | $506 | 74y 03m |
| Dec 2018 | EXECUTIVE | 04 to 06 | 143 | $830,000 | $539 | 76y |
| Oct 2018 | EXECUTIVE | 10 to 12 | 147 | $860,000 | $544 | 76y 01m |
| May 2018 | EXECUTIVE | 04 to 06 | 145 | $770,000 | $493 | 76y 06m |
| Jan 2018 | EXECUTIVE | 07 to 09 | 147 | $838,000 | $530 | 76y 10m |
| Oct 2017 | EXECUTIVE | 07 to 09 | 149 | $830,000 | $518 | 77y 02m |
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
executive median $125k below this block · 4 vs 4 sales
built 1993 · same generation
executive median $11k above this block · 3 vs 4 sales
built 1993 · same generation
built 1994 · same generation
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.