What is the price per square foot of a 5-room flat in Tampines?

$608 psf, on a median floor area of 1,302 sq ft. Per square foot is the measure that compares across flat types, and the headline price is not: a larger flat costs more in total and less per square foot at the same time.

How many 5-room flats sold in Tampines in the past year?

613 sales in the 12 months to Oct 2026, across 272 blocks, and 4,577 since 2017. 5-room flats were 28 per cent of everything that resold in Tampines over those 12 months.

Which block in Tampines has the cheapest 5-room flats?

On a per-square-foot median, Blk 289 Tampines Street 22 at $468 psf from one sale, against $925 psf at Blk 519B Tampines Central 8. Most of that gap is lease rather than discount: the five cheapest blocks have a median of 58 years left and the five dearest 81 years. That cheapest figure rests on a single sale, which is an anecdote rather than a rate.

Is Tampines expensive for a 5-room flat?

Tampines is the 16th dearest of 26 towns for a 5-room flat, per square foot. The dearest is Central Area at $1,288 psf and the cheapest Woodlands at $506 psf. The comparison holds the flat type still, because a ranking of towns on all sales pooled would partly be ranking their flat-type mix.

How much lease is left on 5-room flats in Tampines?

Between 56 years and 95 years on the flats that sold, with a median of 69 years. An HDB flat is a 99-year lease, so the remaining lease is most of what separates a cheap block here from a dear one.

Prices · Tampines · 5-room

Tampines 5-room HDB resale prices

A 5-room flat in Tampines sold for a median of $815,000 over the 12 months to Oct 2026 — $608 psf on a median of 1,302 sq ft — across 613 sales in 272 blocks. Half of those sales fell between $750,000 and $911,888.

Median price

$815,000

613 sales in the 12 months to Oct 2026.

Median per sq ft

$608 psf

Median size 1,302 sq ft.

Price per month of lease

$984

The median price spread over the 69 years of lease it buys.

What 5-room flats in Tampines actually sold for

One sale in ten went below $715,000 and one in ten above $962,500. The cheapest of the 613 was $518,000 and the dearest $1,120,000 — a spread of 2.2 times inside one flat type in one town, which is most of what a median hides. The lease is the usual reason: these flats have between 56 years and 95 years left.

Cheapest sale	$518,000
One in ten below	$715,000
One in four below	$750,000
Median	$815,000
One in four above	$911,888
One in ten above	$962,500
Dearest sale	$1,120,000

Every block in Tampines where a 5-room sold

272 blocks, dearest per square foot first. Only 5-room sales count towards these medians, and some of these blocks sold just once in the year — the sales column says which, and a single sale is an anecdote rather than a rate.

Blk 519BTampines Central 8$925
Blk 515ATampines Central 7$897
Blk 515DTampines Central 7$895
Blk 520BTampines Central 8$865
Blk 515BTampines Central 7$864
Blk 515CTampines Central 7$863
Blk 518DTampines Central 7$848
Blk 522CTampines Central 7$839
Blk 518BTampines Central 7$834
Blk 167ASimei Lane$824

Show the figures

Block	Median price	Per sq ft	Size	Lease left	Sales
Blk 519B Tampines Central 8	$1,075,000	$925	1,163 sq ft	87	3
Blk 515A Tampines Central 7	$1,057,500	$897	1,179 sq ft	81	4
Blk 515D Tampines Central 7	$1,050,000	$895	1,173 sq ft	81	1
Blk 520B Tampines Central 8	$1,005,000	$865	1,163 sq ft	87	4
Blk 515B Tampines Central 7	$1,052,000	$864	1,163 sq ft	81	3
Blk 515C Tampines Central 7	$1,004,000	$863	1,157 sq ft	81	4
Blk 518D Tampines Central 7	$1,000,000	$848	1,179 sq ft	81	2
Blk 522C Tampines Central 7	$1,020,000	$839	1,216 sq ft	88	1
Blk 518B Tampines Central 7	$978,888	$834	1,173 sq ft	81	1
Blk 167A Simei Lane	$970,000	$824	1,173 sq ft	84	4
Blk 627B Tampines Street 61	$1,000,000	$822	1,216 sq ft	95	5
Blk 518A Tampines Central 7	$968,000	$818	1,184 sq ft	81	1
Blk 518C Tampines Central 7	$936,000	$813	1,152 sq ft	81	3
Blk 621B Tampines Street 61	$985,000	$810	1,216 sq ft	95	1
Blk 168D Simei Lane	$961,888	$808	1,195 sq ft	84	5
Blk 523C Tampines Central 7	$979,444	$805	1,216 sq ft	88	2
Blk 606A Tampines Street 61	$970,000	$805	1,206 sq ft	93	1
Blk 524A Tampines Central 7	$978,000	$804	1,216 sq ft	88	5
Blk 522B Tampines Central 7	$976,000	$802	1,216 sq ft	88	8
Blk 876A Tampines Avenue 8	$972,500	$800	1,216 sq ft	94	6
Blk 622A Tampines Avenue 12	$960,000	$789	1,216 sq ft	95	5
Blk 614A Tampines North Drive 1	$954,500	$785	1,216 sq ft	94	2
Blk 523A Tampines Central 7	$954,000	$784	1,216 sq ft	88	2
Blk 620B Tampines Street 61	$950,888	$782	1,216 sq ft	94	2
Blk 612B Tampines North Drive 1	$945,000	$777	1,216 sq ft	93	8
Blk 613A Tampines North Drive 1	$945,000	$777	1,216 sq ft	93	1
Blk 614B Tampines North Drive 1	$940,000	$773	1,216 sq ft	94	5
Blk 622B Tampines Avenue 12	$936,500	$770	1,216 sq ft	95	2
Blk 601C Tampines Avenue 9	$926,000	$768	1,206 sq ft	93	5
Blk 618B Tampines Street 61	$934,000	$768	1,216 sq ft	94	6
Blk 167B Simei Lane	$908,000	$767	1,184 sq ft	84	1
Blk 609B Tampines North Drive 1	$930,000	$765	1,216 sq ft	93	1
Blk 619A Tampines Street 61	$930,000	$765	1,216 sq ft	94	11
Blk 610B Tampines North Drive 1	$925,000	$760	1,216 sq ft	93	1
Blk 620A Tampines Street 61	$925,000	$760	1,216 sq ft	94	7
Blk 874D Tampines Street 85	$925,000	$760	1,216 sq ft	94	3
Blk 608A Tampines North Drive 1	$922,888	$759	1,216 sq ft	93	5
Blk 619B Tampines Street 61	$922,500	$758	1,216 sq ft	94	2
Blk 606D Tampines Street 61	$910,888	$756	1,206 sq ft	93	3
Blk 605C Tampines Street 61	$909,000	$754	1,206 sq ft	93	2
Blk 601D Tampines Avenue 9	$908,722	$754	1,206 sq ft	93	2
Blk 874C Tampines Street 85	$916,444	$753	1,216 sq ft	94	8
Blk 871B Tampines Street 86	$910,000	$748	1,216 sq ft	90	1
Blk 605D Tampines Street 61	$895,000	$742	1,206 sq ft	93	1
Blk 609A Tampines North Drive 1	$895,000	$736	1,216 sq ft	93	7
Blk 606B Tampines Street 61	$887,500	$736	1,206 sq ft	93	4
Blk 876C Tampines Avenue 8	$895,444	$736	1,216 sq ft	94	16
Blk 613B Tampines North Drive 1	$894,000	$735	1,216 sq ft	93	2
Blk 601A Tampines Avenue 9	$883,888	$733	1,206 sq ft	93	1
Blk 618A Tampines Street 61	$890,000	$732	1,216 sq ft	94	6
Blk 875B Tampines Street 86	$900,000	$731	1,216 sq ft	94	9
Blk 605A Tampines Street 61	$880,888	$731	1,206 sq ft	93	3
Blk 608B Tampines North Drive 1	$885,000	$728	1,216 sq ft	93	3
Blk 612A Tampines North Drive 1	$883,000	$726	1,216 sq ft	93	3
Blk 870A Tampines Street 86	$890,000	$725	1,227 sq ft	90	3
Blk 610C Tampines North Drive 1	$880,000	$723	1,216 sq ft	93	5
Blk 874B Tampines Street 85	$880,000	$723	1,216 sq ft	94	9
Blk 610A Tampines North Drive 1	$873,500	$718	1,216 sq ft	93	2
Blk 608C Tampines North Drive 1	$871,500	$717	1,216 sq ft	93	6
Blk 871C Tampines Street 86	$880,000	$717	1,227 sq ft	90	2
Blk 494H Tampines Street 45	$840,888	$691	1,216 sq ft	91	3
Blk 494J Tampines Street 45	$825,000	$684	1,216 sq ft	91	3
Blk 401 Tampines Street 41	$890,000	$678	1,313 sq ft	58	1
Blk 604B Tampines Avenue 9	$865,444	$676	1,281 sq ft	93	4
Blk 255 Simei Street 1	$858,400	$673	1,276 sq ft	69	2
Blk 450D Tampines Street 42	$890,000	$672	1,324 sq ft	69	1
Blk 703 Tampines Street 71	$860,000	$671	1,281 sq ft	70	1
Blk 842G Tampines Street 82	$918,000	$666	1,378 sq ft	68	1
Blk 842E Tampines Street 82	$970,000	$665	1,485 sq ft	68	3
Blk 243 Simei Street 5	$860,000	$660	1,302 sq ft	70	1
Blk 842F Tampines Street 82	$945,000	$660	1,432 sq ft	68	1
Blk 859A Tampines Avenue 5	$850,000	$647	1,313 sq ft	61	1
Blk 731 Tampines Street 71	$863,000	$647	1,335 sq ft	70	1
Blk 701 Tampines Street 71	$829,000	$647	1,281 sq ft	70	2
Blk 842B Tampines Street 82	$877,944	$644	1,362 sq ft	68	2
Blk 160 Tampines Street 12	$847,500	$643	1,319 sq ft	57	2
Blk 721 Tampines Street 71	$824,000	$641	1,286 sq ft	70	2
Blk 450C Tampines Street 42	$840,000	$634	1,324 sq ft	69	1
Blk 945 Tampines Avenue 4	$850,444	$632	1,345 sq ft	61	2
Blk 253 Simei Street 1	$828,888	$631	1,281 sq ft	69	3
Blk 395 Tampines Avenue 7	$822,000	$631	1,302 sq ft	67	1
Blk 842H Tampines Street 82	$868,000	$630	1,378 sq ft	68	3
Blk 729 Tampines Street 71	$817,500	$628	1,302 sq ft	70	2
Blk 716 Tampines Street 71	$801,944	$626	1,281 sq ft	70	2
Blk 864 Tampines Street 83	$838,000	$626	1,313 sq ft	61	4
Blk 842D Tampines Street 82	$917,500	$622	1,475 sq ft	68	2
Blk 861 Tampines Avenue 5	$815,000	$621	1,313 sq ft	61	2
Blk 859 Tampines Avenue 5	$813,000	$619	1,313 sq ft	61	1
Blk 722 Tampines Street 72	$795,000	$618	1,292 sq ft	70	6
Blk 393 Tampines Avenue 7	$838,000	$617	1,367 sq ft	67	5
Blk 148 Simei Street 1	$815,888	$616	1,324 sq ft	61	1
Blk 705 Tampines Street 71	$792,500	$616	1,286 sq ft	70	2
Blk 390 Tampines Avenue 7	$821,500	$615	1,335 sq ft	67	2
Blk 728 Tampines Street 71	$810,000	$612	1,335 sq ft	70	3
Blk 842C Tampines Street 82	$861,000	$612	1,405 sq ft	68	2
Blk 734 Tampines Street 71	$810,000	$612	1,324 sq ft	70	1
Blk 715 Tampines Street 71	$780,888	$610	1,281 sq ft	70	1
Blk 498B Tampines Street 45	$810,000	$607	1,335 sq ft	70	1
Blk 730 Tampines Street 71	$790,500	$607	1,302 sq ft	70	2
Blk 862A Tampines Street 83	$794,000	$605	1,313 sq ft	61	2
Blk 720 Tampines Street 72	$782,000	$605	1,292 sq ft	70	5
Blk 741 Tampines Street 72	$795,000	$605	1,313 sq ft	70	1
Blk 493B Tampines Avenue 9	$800,000	$604	1,324 sq ft	66	1
Blk 303 Tampines Street 32	$801,000	$603	1,329 sq ft	66	2
Blk 898A Tampines Street 81	$824,000	$603	1,367 sq ft	61	4
Blk 135 Simei Street 1	$791,444	$602	1,313 sq ft	61	2
Blk 367A Tampines Street 34	$775,000	$600	1,292 sq ft	70	1
Blk 225 Simei Street 4	$825,000	$599	1,378 sq ft	61	1
Blk 450E Tampines Street 42	$800,000	$599	1,335 sq ft	69	1
Blk 726 Tampines Street 71	$800,000	$599	1,335 sq ft	70	3
Blk 491G Tampines Street 45	$793,444	$599	1,324 sq ft	66	2
Blk 867 Tampines Street 83	$780,000	$599	1,302 sq ft	62	1
Blk 382 Tampines Street 32	$808,000	$596	1,356 sq ft	66	1
Blk 706 Tampines Street 71	$770,444	$596	1,292 sq ft	70	2
Blk 228 Simei Street 4	$780,000	$594	1,313 sq ft	61	1
Blk 394 Tampines Avenue 7	$811,500	$594	1,367 sq ft	67	2
Blk 458 Tampines Street 42	$780,000	$594	1,313 sq ft	61	1
Blk 116 Simei Street 1	$774,000	$592	1,308 sq ft	61	2
Blk 123 Simei Street 1	$768,000	$590	1,302 sq ft	61	1
Blk 383 Tampines Street 32	$800,000	$590	1,356 sq ft	66	2
Blk 733 Tampines Street 71	$787,500	$590	1,335 sq ft	70	2
Blk 154 Simei Street 1	$775,000	$590	1,313 sq ft	61	1
Blk 381 Tampines Street 32	$818,000	$589	1,389 sq ft	66	3
Blk 866 Tampines Street 83	$778,944	$589	1,324 sq ft	62	2
Blk 386 Tampines Street 32	$855,000	$588	1,453 sq ft	66	1
Blk 491E Tampines Street 45	$770,000	$586	1,313 sq ft	66	1
Blk 137 Simei Street 1	$768,000	$585	1,313 sq ft	61	1
Blk 493C Tampines Street 43	$780,000	$584	1,335 sq ft	66	1
Blk 112 Simei Street 1	$769,000	$583	1,319 sq ft	61	2
Blk 491A Tampines Avenue 9	$785,000	$583	1,345 sq ft	66	2
Blk 365 Tampines Street 34	$750,000	$581	1,292 sq ft	70	1
Blk 709 Tampines Street 71	$750,000	$581	1,292 sq ft	70	1
Blk 496B Tampines Street 43	$768,888	$581	1,324 sq ft	66	1
Blk 724 Tampines Street 71	$760,000	$581	1,324 sq ft	70	3
Blk 840 Tampines Street 82	$763,000	$581	1,313 sq ft	59	1
Blk 882 Tampines Street 84	$763,444	$581	1,313 sq ft	59	2
Blk 114 Simei Street 1	$755,000	$580	1,302 sq ft	61	1
Blk 162 Tampines Street 12	$830,000	$580	1,432 sq ft	57	3
Blk 450G Tampines Street 42	$761,000	$580	1,313 sq ft	69	1
Blk 876 Tampines Street 84	$760,000	$579	1,313 sq ft	61	1
Blk 872 Tampines Street 84	$752,500	$578	1,302 sq ft	61	2
Blk 712 Tampines Street 71	$740,000	$578	1,281 sq ft	70	1
Blk 816 Tampines Avenue 4	$751,000	$577	1,302 sq ft	57	1
Blk 815 Tampines Avenue 4	$750,000	$576	1,302 sq ft	58	5
Blk 868 Tampines Street 83	$750,000	$576	1,302 sq ft	62	1
Blk 160 Simei Road	$800,000	$576	1,389 sq ft	62	1
Blk 117 Simei Street 1	$750,000	$576	1,302 sq ft	61	1
Blk 102 Simei Street 1	$755,779	$576	1,313 sq ft	61	2
Blk 234 Simei Street 4	$755,000	$575	1,313 sq ft	61	1
Blk 842 Tampines Street 82	$755,000	$575	1,313 sq ft	59	1
Blk 210 Tampines Street 23	$748,000	$574	1,302 sq ft	58	1
Blk 371 Tampines Street 34	$760,000	$574	1,324 sq ft	68	1
Blk 489C Tampines Street 45	$748,000	$574	1,302 sq ft	62	1
Blk 106 Simei Street 1	$753,000	$573	1,313 sq ft	61	1
Blk 385 Tampines Street 32	$780,000	$573	1,362 sq ft	66	2
Blk 373 Tampines Street 34	$761,000	$573	1,329 sq ft	68	2
Blk 141 Simei Street 2	$788,000	$572	1,378 sq ft	62	1
Blk 305 Tampines Street 32	$775,000	$571	1,356 sq ft	66	2
Blk 156 Simei Road	$750,000	$571	1,313 sq ft	62	3
Blk 138 Simei Street 1	$750,000	$571	1,313 sq ft	61	1
Blk 496D Tampines Avenue 9	$771,500	$571	1,351 sq ft	66	2
Blk 304 Tampines Street 32	$768,000	$571	1,345 sq ft	66	1
Blk 723 Tampines Street 72	$734,000	$571	1,286 sq ft	70	2
Blk 229 Tampines Street 23	$742,000	$570	1,302 sq ft	58	5
Blk 732 Tampines Street 71	$760,944	$570	1,335 sq ft	70	2
Blk 841 Tampines Street 83	$748,000	$570	1,313 sq ft	59	1
Blk 498A Tampines Street 45	$765,000	$569	1,345 sq ft	70	1
Blk 366 Tampines Street 34	$740,000	$568	1,302 sq ft	70	1
Blk 126 Simei Street 1	$750,000	$566	1,313 sq ft	61	3
Blk 496C Tampines Street 43	$760,000	$565	1,345 sq ft	66	1
Blk 101 Simei Street 1	$740,000	$564	1,313 sq ft	61	1
Blk 488A Tampines Avenue 9	$735,000	$564	1,302 sq ft	62	4
Blk 735 Tampines Street 72	$729,000	$564	1,292 sq ft	70	2
Blk 843 Tampines Street 83	$740,000	$564	1,313 sq ft	61	1
Blk 391 Tampines Avenue 7	$830,000	$563	1,475 sq ft	67	1
Blk 486C Tampines Avenue 9	$770,000	$563	1,367 sq ft	66	1
Blk 455 Tampines Street 42	$739,000	$563	1,313 sq ft	61	3
Blk 232 Tampines Street 21	$732,500	$562	1,302 sq ft	58	6
Blk 862 Tampines Street 83	$737,500	$562	1,313 sq ft	61	2
Blk 230 Tampines Street 24	$732,500	$562	1,302 sq ft	58	2
Blk 432 Tampines Street 41	$738,444	$562	1,313 sq ft	59	2
Blk 233 Tampines Street 21	$730,000	$560	1,302 sq ft	58	1
Blk 461 Tampines Street 44	$735,000	$560	1,313 sq ft	59	1
Blk 912 Tampines Street 91	$801,944	$560	1,432 sq ft	57	4
Blk 486A Tampines Avenue 9	$760,000	$560	1,356 sq ft	66	3
Blk 230C Tampines Street 24	$765,000	$560	1,367 sq ft	66	1
Blk 903 Tampines Avenue 4	$800,000	$559	1,432 sq ft	57	2
Blk 922 Tampines Street 91	$800,000	$559	1,432 sq ft	57	3
Blk 491B Tampines Avenue 9	$745,000	$558	1,335 sq ft	66	1
Blk 498M Tampines Street 45	$745,000	$558	1,335 sq ft	70	1
Blk 492D Tampines Street 45	$745,000	$558	1,335 sq ft	66	1
Blk 163 Simei Road	$749,000	$557	1,345 sq ft	62	2
Blk 150 Simei Street 1	$731,500	$557	1,313 sq ft	60	2
Blk 494B Tampines Avenue 9	$720,000	$557	1,292 sq ft	66	1
Blk 165 Simei Road	$748,800	$556	1,313 sq ft	62	3
Blk 124 Simei Street 1	$730,000	$556	1,313 sq ft	61	1
Blk 142 Simei Street 2	$727,500	$556	1,308 sq ft	61	2
Blk 302 Tampines Street 32	$748,000	$556	1,345 sq ft	66	1
Blk 388 Tampines Street 32	$760,000	$556	1,367 sq ft	66	1
Blk 423 Tampines Street 41	$730,000	$556	1,313 sq ft	58	1
Blk 886 Tampines Street 83	$730,000	$556	1,313 sq ft	61	1
Blk 143 Tampines Street 12	$797,500	$555	1,437 sq ft	57	2
Blk 496E Tampines Avenue 9	$740,000	$554	1,335 sq ft	66	1
Blk 485A Tampines Avenue 9	$746,000	$554	1,345 sq ft	66	4
Blk 493D Tampines Street 43	$728,000	$554	1,313 sq ft	66	1
Blk 491D Tampines Street 45	$715,000	$554	1,292 sq ft	66	1
Blk 298 Tampines Street 22	$720,000	$553	1,302 sq ft	58	2
Blk 165 Tampines Street 12	$797,500	$553	1,442 sq ft	57	2
Blk 389 Tampines Street 32	$752,500	$553	1,362 sq ft	66	2
Blk 317 Tampines Street 33	$750,000	$553	1,356 sq ft	68	1
Blk 491F Tampines Street 45	$720,000	$552	1,335 sq ft	66	3
Blk 120 Simei Street 1	$760,000	$552	1,378 sq ft	61	1
Blk 888 Tampines Street 81	$725,000	$552	1,313 sq ft	61	1
Blk 364 Tampines Street 34	$709,444	$551	1,286 sq ft	70	2
Blk 367 Tampines Street 34	$710,000	$550	1,292 sq ft	70	1
Blk 358 Tampines Street 33	$780,000	$549	1,421 sq ft	69	1
Blk 359 Tampines Street 34	$714,444	$549	1,302 sq ft	69	2
Blk 360 Tampines Street 34	$715,000	$549	1,302 sq ft	69	1
Blk 880 Tampines Avenue 8	$720,000	$548	1,313 sq ft	61	1
Blk 164 Simei Road	$718,888	$547	1,313 sq ft	62	1
Blk 223 Simei Street 4	$718,888	$547	1,313 sq ft	61	1
Blk 493A Tampines Avenue 9	$745,000	$547	1,362 sq ft	66	2
Blk 486B Tampines Avenue 9	$730,000	$547	1,335 sq ft	66	1
Blk 352 Tampines Street 33	$760,000	$547	1,389 sq ft	69	1
Blk 127 Tampines Street 11	$777,500	$545	1,426 sq ft	58	2
Blk 870 Tampines Street 83	$710,000	$545	1,302 sq ft	62	1
Blk 161 Simei Road	$715,000	$544	1,313 sq ft	62	1
Blk 122 Simei Street 1	$717,500	$544	1,319 sq ft	61	2
Blk 142 Tampines Street 12	$779,000	$544	1,432 sq ft	57	2
Blk 497H Tampines Street 45	$762,500	$543	1,405 sq ft	69	2
Blk 880A Tampines Avenue 8	$710,000	$541	1,313 sq ft	61	1
Blk 857A Tampines Street 83	$740,000	$541	1,367 sq ft	60	1
Blk 856 Tampines Street 82	$708,888	$540	1,313 sq ft	59	3
Blk 412 Tampines Street 41	$788,000	$539	1,485 sq ft	58	3
Blk 260 Tampines Street 21	$770,000	$538	1,432 sq ft	57	3
Blk 268 Tampines Street 21	$770,000	$538	1,432 sq ft	57	3
Blk 491H Tampines Street 45	$714,000	$537	1,329 sq ft	66	2
Blk 490B Tampines Street 45	$734,000	$537	1,367 sq ft	66	2
Blk 356 Tampines Street 33	$715,000	$534	1,340 sq ft	69	4
Blk 470 Tampines Street 44	$699,900	$533	1,313 sq ft	59	1
Blk 254 Tampines Street 21	$707,500	$532	1,329 sq ft	57	2
Blk 106 Tampines Street 11	$760,000	$531	1,432 sq ft	57	1
Blk 113 Simei Street 1	$695,000	$529	1,313 sq ft	61	1
Blk 107 Simei Street 1	$695,000	$529	1,313 sq ft	61	2
Blk 339 Tampines Street 33	$780,000	$529	1,475 sq ft	68	1
Blk 494C Tampines Street 43	$704,000	$527	1,335 sq ft	66	2
Blk 362 Tampines Street 34	$730,000	$526	1,389 sq ft	69	1
Blk 216 Tampines Street 23	$707,888	$526	1,345 sq ft	58	1
Blk 491C Tampines Street 45	$708,000	$526	1,324 sq ft	66	3
Blk 411 Tampines Street 41	$780,000	$525	1,485 sq ft	58	1
Blk 349 Tampines Street 33	$734,000	$524	1,399 sq ft	69	2
Blk 318 Tampines Street 33	$715,000	$523	1,367 sq ft	68	1
Blk 257 Tampines Street 21	$682,500	$522	1,302 sq ft	58	6
Blk 443 Tampines Street 43	$685,000	$522	1,313 sq ft	58	1
Blk 926 Tampines Street 91	$752,500	$522	1,442 sq ft	56	2
Blk 354 Tampines Street 33	$745,000	$520	1,432 sq ft	69	1
Blk 357 Tampines Street 33	$735,000	$517	1,421 sq ft	69	1
Blk 363 Tampines Street 34	$725,000	$514	1,410 sq ft	69	1
Blk 425 Tampines Street 41	$675,000	$514	1,313 sq ft	58	1
Blk 351 Tampines Street 33	$734,000	$511	1,437 sq ft	69	2
Blk 316 Tampines Street 33	$714,000	$510	1,399 sq ft	68	2
Blk 294 Tampines Street 22	$685,000	$505	1,356 sq ft	58	2
Blk 368 Tampines Street 34	$660,000	$503	1,313 sq ft	70	2
Blk 440 Tampines Street 43	$659,000	$502	1,313 sq ft	59	2
Blk 126 Tampines Street 11	$734,000	$499	1,469 sq ft	58	2
Blk 278 Tampines Street 22	$720,000	$498	1,507 sq ft	58	3
Blk 340 Tampines Street 33	$735,000	$498	1,475 sq ft	68	1
Blk 345 Tampines Street 33	$705,000	$496	1,421 sq ft	69	1
Blk 498D Tampines Street 45	$660,000	$494	1,335 sq ft	70	1
Blk 288 Tampines Street 22	$690,000	$482	1,432 sq ft	57	3
Blk 279 Tampines Street 22	$675,000	$468	1,432 sq ft	58	4
Blk 289 Tampines Street 22	$609,000	$468	1,302 sq ft	58	1

Blk 519B Tampines Central 8 · $925 psf · $1,075,000
Blk 515A Tampines Central 7 · $897 psf · $1,057,500
Blk 515D Tampines Central 7 · $895 psf · $1,050,000
Blk 520B Tampines Central 8 · $865 psf · $1,005,000
Blk 515B Tampines Central 7 · $864 psf · $1,052,000
Blk 515C Tampines Central 7 · $863 psf · $1,004,000
Blk 518D Tampines Central 7 · $848 psf · $1,000,000
Blk 522C Tampines Central 7 · $839 psf · $1,020,000
Blk 518B Tampines Central 7 · $834 psf · $978,888
Blk 167A Simei Lane · $824 psf · $970,000
Blk 627B Tampines Street 61 · $822 psf · $1,000,000
Blk 518A Tampines Central 7 · $818 psf · $968,000
Blk 518C Tampines Central 7 · $813 psf · $936,000
Blk 621B Tampines Street 61 · $810 psf · $985,000
Blk 168D Simei Lane · $808 psf · $961,888
Blk 523C Tampines Central 7 · $805 psf · $979,444
Blk 606A Tampines Street 61 · $805 psf · $970,000
Blk 524A Tampines Central 7 · $804 psf · $978,000
Blk 522B Tampines Central 7 · $802 psf · $976,000
Blk 876A Tampines Avenue 8 · $800 psf · $972,500
Blk 622A Tampines Avenue 12 · $789 psf · $960,000
Blk 614A Tampines North Drive 1 · $785 psf · $954,500
Blk 523A Tampines Central 7 · $784 psf · $954,000
Blk 620B Tampines Street 61 · $782 psf · $950,888
Blk 612B Tampines North Drive 1 · $777 psf · $945,000
Blk 613A Tampines North Drive 1 · $777 psf · $945,000
Blk 614B Tampines North Drive 1 · $773 psf · $940,000
Blk 622B Tampines Avenue 12 · $770 psf · $936,500
Blk 601C Tampines Avenue 9 · $768 psf · $926,000
Blk 618B Tampines Street 61 · $768 psf · $934,000
Blk 167B Simei Lane · $767 psf · $908,000
Blk 609B Tampines North Drive 1 · $765 psf · $930,000
Blk 619A Tampines Street 61 · $765 psf · $930,000
Blk 610B Tampines North Drive 1 · $760 psf · $925,000
Blk 620A Tampines Street 61 · $760 psf · $925,000
Blk 874D Tampines Street 85 · $760 psf · $925,000
Blk 608A Tampines North Drive 1 · $759 psf · $922,888
Blk 619B Tampines Street 61 · $758 psf · $922,500
Blk 606D Tampines Street 61 · $756 psf · $910,888
Blk 605C Tampines Street 61 · $754 psf · $909,000
Blk 601D Tampines Avenue 9 · $754 psf · $908,722
Blk 874C Tampines Street 85 · $753 psf · $916,444
Blk 871B Tampines Street 86 · $748 psf · $910,000
Blk 605D Tampines Street 61 · $742 psf · $895,000
Blk 609A Tampines North Drive 1 · $736 psf · $895,000
Blk 606B Tampines Street 61 · $736 psf · $887,500
Blk 876C Tampines Avenue 8 · $736 psf · $895,444
Blk 613B Tampines North Drive 1 · $735 psf · $894,000
Blk 601A Tampines Avenue 9 · $733 psf · $883,888
Blk 618A Tampines Street 61 · $732 psf · $890,000
Blk 875B Tampines Street 86 · $731 psf · $900,000
Blk 605A Tampines Street 61 · $731 psf · $880,888
Blk 608B Tampines North Drive 1 · $728 psf · $885,000
Blk 612A Tampines North Drive 1 · $726 psf · $883,000
Blk 870A Tampines Street 86 · $725 psf · $890,000
Blk 610C Tampines North Drive 1 · $723 psf · $880,000
Blk 874B Tampines Street 85 · $723 psf · $880,000
Blk 610A Tampines North Drive 1 · $718 psf · $873,500
Blk 608C Tampines North Drive 1 · $717 psf · $871,500
Blk 871C Tampines Street 86 · $717 psf · $880,000
Blk 494H Tampines Street 45 · $691 psf · $840,888
Blk 494J Tampines Street 45 · $684 psf · $825,000
Blk 401 Tampines Street 41 · $678 psf · $890,000
Blk 604B Tampines Avenue 9 · $676 psf · $865,444
Blk 255 Simei Street 1 · $673 psf · $858,400
Blk 450D Tampines Street 42 · $672 psf · $890,000
Blk 703 Tampines Street 71 · $671 psf · $860,000
Blk 842G Tampines Street 82 · $666 psf · $918,000
Blk 842E Tampines Street 82 · $665 psf · $970,000
Blk 243 Simei Street 5 · $660 psf · $860,000
Blk 842F Tampines Street 82 · $660 psf · $945,000
Blk 859A Tampines Avenue 5 · $647 psf · $850,000
Blk 731 Tampines Street 71 · $647 psf · $863,000
Blk 701 Tampines Street 71 · $647 psf · $829,000
Blk 842B Tampines Street 82 · $644 psf · $877,944
Blk 160 Tampines Street 12 · $643 psf · $847,500
Blk 721 Tampines Street 71 · $641 psf · $824,000
Blk 450C Tampines Street 42 · $634 psf · $840,000
Blk 945 Tampines Avenue 4 · $632 psf · $850,444
Blk 253 Simei Street 1 · $631 psf · $828,888

192 further blocks are in the table above.

Why the cheap end of that list is cheap

Before reading the ranking as a map of which blocks are better value, note what else differs along it. The five cheapest blocks for a 5-room here have a median of 58 years of lease left; the five dearest have 81 years. That is the larger part of the gap, and it is not a discount — it is a shorter thing being sold.

5-room flats across Singapore, by town

The same flat type in every town that cleared 20 sales, dearest per square foot first. This is the comparison that holds: a town-against-town ranking of all sales pooled would partly be ranking each town’s flat-type mix, since 5-room flats were 28 per cent of what sold in Tampines.

Town	Median price	Per sq ft	Median size	Lease left	Sales
Central Area	$1,473,000	$1,288 psf	1,141 sq ft	84	28
Queenstown	$1,230,000	$966 psf	1,238 sq ft	76	95
Clementi	$1,150,000	$917 psf	1,232 sq ft	86	88
Bukit Merah	$1,080,000	$844 psf	1,238 sq ft	73	193
Bukit Timah	$1,107,500	$843 psf	1,313 sq ft	61	24
Marine Parade	$1,050,000	$806 psf	1,292 sq ft	48	35
Ang Mo Kio	$995,000	$794 psf	1,270 sq ft	74	149
Toa Payoh	$1,060,000	$783 psf	1,292 sq ft	70	158
Bishan	$970,000	$743 psf	1,302 sq ft	61	126
Kallang/Whampoa	$964,000	$735 psf	1,281 sq ft	69	132
Geylang	$921,500	$668 psf	1,302 sq ft	58	84
Bukit Batok	$810,000	$662 psf	1,216 sq ft	92	323
Punggol	$780,000	$647 psf	1,206 sq ft	88	511
Serangoon	$834,000	$635 psf	1,302 sq ft	62	72
Bedok	$795,000	$610 psf	1,302 sq ft	61	234
Tampines	$815,000	$608 psf	1,302 sq ft	69	613
Hougang	$785,000	$601 psf	1,292 sq ft	71	268
Sengkang	$700,000	$574 psf	1,206 sq ft	76	632
Bukit Panjang	$695,444	$562 psf	1,286 sq ft	72	234
Yishun	$695,000	$551 psf	1,276 sq ft	73	280
Jurong East	$710,000	$546 psf	1,302 sq ft	58	124
Pasir Ris	$735,000	$540 psf	1,345 sq ft	66	254
Sembawang	$640,000	$525 psf	1,195 sq ft	74	259
Jurong West	$635,888	$509 psf	1,216 sq ft	73	470
Choa Chu Kang	$670,000	$507 psf	1,302 sq ft	72	359
Woodlands	$655,000	$506 psf	1,302 sq ft	71	571

Tampines is the 16th dearest of 26 towns for a 5-room flat on this measure. The dearest is Central Area at $1,288 psf, the cheapest Woodlands at $506 psf.

5-room flats in Tampines, year by year

Every 5-room sale here since 2017 — 4,577 in all. The right-hand column counts the blocks that sold, because a change in the median between two years is partly a change in which blocks traded.

Year	Median price	Per sq ft	Sales	Blocks that sold
2017	$535,000	$402 psf	363	213
2018	$535,000	$398 psf	406	231
2019	$525,000	$392 psf	369	222
2020	$530,000	$400 psf	456	239
2021	$580,000	$431 psf	587	277
2022	$635,000	$474 psf	443	249
2023	$678,000	$503 psf	425	232
2024	$730,000	$548 psf	506	265
2025	$812,000	$612 psf	509	235
2026	$815,888	$609 psf	513	245

Other flat types in Tampines

Per square foot is the only column that compares across these, and even it reads low for the big flats: a larger flat costs more and less per square foot at the same time.

Flat type	Median price	Per sq ft	Median size	Sales	Share of town
3-room	$490,000	$633 psf	786 sq ft	398	18%
4-room	$668,000	$615 psf	1,012 sq ft	972	45%
Executive	$980,000	$624 psf	1,572 sq ft	183	8%

Questions

How much does a 5-room resale flat in Tampines cost?: The median was $815,000 over the 12 months to Oct 2026, across 613 sales in 272 blocks. Half of those sales fell between $750,000 and $911,888, and the full range ran from $518,000 to $1,120,000.
What is the price per square foot of a 5-room flat in Tampines?: $608 psf, on a median floor area of 1,302 sq ft. Per square foot is the measure that compares across flat types, and the headline price is not: a larger flat costs more in total and less per square foot at the same time.
How many 5-room flats sold in Tampines in the past year?: 613 sales in the 12 months to Oct 2026, across 272 blocks, and 4,577 since 2017. 5-room flats were 28 per cent of everything that resold in Tampines over those 12 months.
Which block in Tampines has the cheapest 5-room flats?: On a per-square-foot median, Blk 289 Tampines Street 22 at $468 psf from one sale, against $925 psf at Blk 519B Tampines Central 8. Most of that gap is lease rather than discount: the five cheapest blocks have a median of 58 years left and the five dearest 81 years. That cheapest figure rests on a single sale, which is an anecdote rather than a rate.
Is Tampines expensive for a 5-room flat?: Tampines is the 16th dearest of 26 towns for a 5-room flat, per square foot. The dearest is Central Area at $1,288 psf and the cheapest Woodlands at $506 psf. The comparison holds the flat type still, because a ranking of towns on all sales pooled would partly be ranking their flat-type mix.
How much lease is left on 5-room flats in Tampines?: Between 56 years and 95 years on the flats that sold, with a median of 69 years. An HDB flat is a 99-year lease, so the remaining lease is most of what separates a cheap block here from a dear one.

How this was worked out

Every figure on this page comes from the Housing Board’s resale transaction register on data.gov.sg, retrieved Oct 2026 — 4,577 sales of 5-room flats in Tampines since 2017, of which 613 sales fell in the 12 months to Oct 2026. These are completed transactions, not listings or asking prices. Medians are medians and never means, a flat type is published for a town only once it clears 20 sales in the year, and no price here is adjusted for inflation.