Tampines · HDB · S522858

Blk 858B Tampines Ave 5

Completed 1987 · 4 storeys · 16 flats · 66 years 04 months remaining · 1 resale transactions on record · median household income in Tampines: $9,500/mo

4 room

$428,000

1 sold · all years · $428,000–$428,000

$368 psf

Last sale

Jun 2020

no resales in the last 24 months - quiet block, tight holders

3D →

Tampines Ave 5, Tampines · ◌ 1 km P1 ring · mrt · school · food · park · mall · health · zones: parks, commercial, reserve - hover

Flat mix · 16 homes

4-room

10 · 63%

5-room

6 · 38%

4 storeys · completed 1987

What the record shows

The lease cliff

This block crossed 60 years remaining in 2026 - 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).

The supply wave

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	$3,400/mo	$3,400–$3,400	$3,400/mo	-	1

Price trend

median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here

Every recent sale HDB official record, latest 1

Month	Type	Storey	Area (sqm)	Price	PSF	Lease left
Jun 2020	4 ROOM	01 to 03	108	$428,000	$368	66y 04m

Who lives in Tampines

Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg

Residents

259,900

Median age

41 yrs

48% under 40 · getting older

Children 0–9

23,220

▼ 1% since 2015 · future P1 demand

Household size

3.3 avg

Homes

87% HDB

11% condo · 2% landed

Degree holders

28%

residents 15+

Commute

59% transit

18% drive

45 min+ to work

28%

The neighbourhood

What sits around this address - distances computed from official OneMap and LTA records.

MRT

Tampines DT32,EW2 · 486m - weekday mornings, riders head to Expo, Raffles Place, Downtown (LTA)

Coming MRT

Tampines North Mrt Station · CRL · ~2030 · 1.4km - a new line changes what nearby homes are worth

P1 ring

Poi Ching School 532m · Phase 2C 2.1× balloted · St. Hilda'S Primary School 545m · Phase 2C 3.2× balloted · Saint Hilda'S Primary School 576m · Amp-Mercu Student Care Centre @ Tampines Primary School 689m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)

Secondary

Saint Hilda'S Secondary School · 520m

Food

Hawker Centre @ Our Tampines Hub · 232m

Green

Sun Plaza Pk · 685m

Mall

Tampines Mall · 698m

Health

Tampines Polyclinic (polyclinic) · 864m

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.

Blk 859

78m away
built 1987 · same generation

Blk 858

88m away
built 1987 · same generation

Blk 859A

110m away
built 1987 · same generation

Blk 858C · Tampines Walk

118m away
built 2023 · 36 more lease years than this block

Blk 860A

122m away
built 1987 · same generation

Blk 860C · Tampines Walk

131m away
built 2023 · 36 more lease years than this block