Tampines HDB Resale Prices: What Flats Sell For in Singapore's Busiest Resale Town

What drives Tampines resale prices

Tampines prices are driven by size and supply. It is a large, established town with thousands of flats changing hands every year, so prices sit close to their comparables and few flats break away. The four-room median over the last 12 months was S$665,000, and the only flats that regularly reach S$1 million are executive flats and the biggest five-rooms.

Tampines New Town was set up in 1978. The first neighbourhoods were completed between 1983 and 1989, and the last of the original ones, Neighbourhoods 3 and 7, in 1997. Newer projects such as Tampines GreenVerge have been added since, which is why the town has both 1980s blocks and flats that only reached their minimum occupation period (MOP) this year.

Volume is the town’s defining feature. Tampines had 2,006 resales between October 2025 and September 2026, more than any other HDB town. Four-rooms made up 902 of them, five-rooms 554 and executive flats 167.

Transport and amenities hold prices up across the town. The East West Line stops at Tampines and Simei, and the Downtown Line at Tampines West, Tampines and Tampines East. The regional centre has Tampines Mall, Century Square, Tampines 1 and Our Tampines Hub, which opened in 2016 with a community centre, pools, the library and a stadium. A Tampines North station on the Cross Island Line is planned for 2030.

Where Tampines flats fetch the most

Executive flats and maisonettes set the ceiling. 73 of the 96 Tampines resales above S$1 million in the last 12 months were executive flats, which sold at a median of S$980,000 and up to S$1,240,000. Three multi-generation flats also passed S$1 million, the top one at S$1,388,000.

In August 2025, a 1,582 sq ft executive maisonette at Block 498J Tampines Street 45 sold for about S$1.208 million, with roughly 70 years of lease left. 99.co noted it is about 600 m from the planned Cross Island Line station and over 800 m from Tampines East MRT.

Four-rooms are a different story. The top four-room sale in the period was S$928,000, and none reached S$1 million. If you own a four-room, your realistic comparables are other four-rooms of a similar age in your neighbourhood, not the maisonette headlines.

What Tampines sellers should know now

The biggest factor for sellers in 2026 is new MOP supply. Tampines GreenVerge, completed in 2021 with about 2,022 flats, is reaching MOP, along with Tampines GreenFlora and GreenBloom, and other reports add Tampines GreenDew and GreenFoliage. Many of these are four-room and five-room flats, so owners of older four-rooms and five-rooms in Tampines will be competing with newer flats with over 90 years of lease left.

The island-wide market has also cooled. HDB’s flash estimate showed resale prices down 0.2% in the third quarter of 2026, the third quarterly fall in a row, while transactions rose 17.7% to 7,528. More buyers are active, but they have more choice.

For an older flat, condition, floor and walking distance to the MRT or Tampines Mall are what separate your flat from a newer one nearby. Price close to the latest sales in your block and street, and expect buyers to compare you against the GreenVerge and other newly eligible listings.

To see what flats in your block have sold for, check your block. If you are selling to buy a condo or a bigger flat, our sell and upgrade calculator shows your cash proceeds, CPF refund and next loan. For nearby towns, compare Punggol and Sengkang.

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