Blk 869B Tampines Ave 8
Completed 2014 · 15 storeys · 98 flats · 88 years 03 months remaining · 45 resale transactions on record · median household income in Tampines: $9,500/mo
15 storeys · completed 2014
What the record shows
A 3-room here sold for $560,000 in Mar 2026. The same flat type in this block averaged $393,500 in 2020 - a gain of $166,500 - about $76 a day while the owner slept.
In this block, 3-room flats from floor 10 up have sold for a median of $515,000 - $65,000 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,300/mo | $2,300–$2,300 | $2,850/mo | - | 1 |
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 · 26 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 3 ROOM | 01 to 03 | 67 | $560,000 | $777 | 88y 03m |
| Nov 2025 | 4 ROOM | 01 to 03 | 92 | $678,000 | $685 | 88y 07m |
| Aug 2025 | 3 ROOM | 10 to 12 | 67 | $580,000 | $804 | 88y 11m |
| Jan 2025 | 4 ROOM | 04 to 06 | 92 | $695,000 | $702 | 89y 06m |
| Jul 2024 | 4 ROOM | 13 to 15 | 92 | $692,000 | $699 | 90y |
| Jul 2024 | 3 ROOM | 13 to 15 | 67 | $525,000 | $728 | 90y 01m |
| Jun 2024 | 4 ROOM | 10 to 12 | 92 | $688,000 | $695 | 90y 01m |
| Jun 2024 | 3 ROOM | 01 to 03 | 67 | $520,000 | $721 | 90y 01m |
| May 2024 | 3 ROOM | 07 to 09 | 67 | $525,000 | $728 | 90y 02m |
| Mar 2024 | 4 ROOM | 04 to 06 | 92 | $678,000 | $685 | 90y 04m |
| Feb 2024 | 4 ROOM | 13 to 15 | 92 | $690,000 | $697 | 90y 05m |
| Dec 2023 | 3 ROOM | 13 to 15 | 67 | $515,000 | $714 | 90y 07m |
| Oct 2023 | 4 ROOM | 10 to 12 | 92 | $660,000 | $666 | 90y 09m |
| Oct 2023 | 3 ROOM | 07 to 09 | 67 | $485,000 | $673 | 90y 08m |
| May 2023 | 3 ROOM | 13 to 15 | 67 | $510,000 | $707 | 91y 02m |
| Apr 2023 | 3 ROOM | 07 to 09 | 67 | $475,000 | $659 | 91y 02m |
| Jan 2023 | 4 ROOM | 07 to 09 | 92 | $645,000 | $651 | 91y 06m |
| Oct 2022 | 3 ROOM | 04 to 06 | 67 | $460,000 | $638 | 91y 09m |
| Aug 2022 | 3 ROOM | 04 to 06 | 67 | $440,000 | $610 | 91y 11m |
| Aug 2022 | 3 ROOM | 10 to 12 | 67 | $438,000 | $607 | 91y 11m |
| Jul 2022 | 4 ROOM | 01 to 03 | 92 | $550,000 | $555 | 91y 11m |
| Feb 2022 | 4 ROOM | 01 to 03 | 92 | $510,000 | $515 | 92y 05m |
| Nov 2021 | 3 ROOM | 04 to 06 | 67 | $420,000 | $582 | 92y 08m |
| Sept 2021 | 3 ROOM | 01 to 03 | 67 | $400,000 | $555 | 92y 10m |
| Aug 2021 | 4 ROOM | 01 to 03 | 92 | $491,000 | $496 | 92y 10m |
| Jul 2021 | 4 ROOM | 07 to 09 | 92 | $530,000 | $535 | 93y |
| Jun 2021 | 4 ROOM | 10 to 12 | 92 | $520,000 | $525 | 93y 01m |
| May 2021 | 3 ROOM | 01 to 03 | 67 | $395,000 | $548 | 93y 02m |
| Mar 2021 | 3 ROOM | 04 to 06 | 67 | $381,000 | $528 | 93y 03m |
| Feb 2021 | 4 ROOM | 07 to 09 | 92 | $508,000 | $513 | 93y 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.
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.
4-room median $48k above this block · 9 vs 3 sales
built 1988 · 27 fewer lease years than this block
3-room median $20k below this block · 3 vs 3 sales
built 1988 · 27 fewer lease years than this block
4-room median $67k below this block · 3 vs 3 sales
built 1988 · 26 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.