Some time back, we talked about how 3-room flats have started climbing beyond expectations, hitting prices almost double the national average. These smaller flats aren’t just rising in value – they’re breaking records. And once again, that’s exactly what’s happening. This time, it’s Tampines that’s seeing an all-time high (ATH) for a 3-room unit.
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3-room unit in Tampines sets estate record for room type
In May 2025, a 3-room unit at 519C Centrale 8 at Tampines was sold for S$698,000, officially setting a Tampines HDB resale ATH for this room type. With a floor area of 667 sqft and a price tag of S$698,000, the price works out to about S$1,046 psf. Located between the 7th and 9th floors of a 16-storey block, the unit sits at a mid-level height – not especially high, but comfortably above ground level.
What’s especially interesting is that this is a DBSS flat, part of the rare Centrale 8 at Tampines development – one of only 13 DBSS projects ever built in Singapore.
The project reached its MOP in 2014 and still has about 88 years and 2 months left on the lease. That’s plenty of time for any future resale or long-term occupation.
Curious if your home could be a million-dollar resale? Check its value in under a minute with 99.co’s Property Value Tool.
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Centrale 8 at Tampines: Prime, convenient location
If you’re paying nearly S$700K for a 3-room flat, there must be something else you’re getting – and for Centrale 8, that something is convenience.
For starters, you’re only about a 5-minute walk from Tampines MRT station. Better yet, the walk to the Downtown Line is almost fully sheltered. And since this station connects both the Downtown and East-West lines, getting around the island is easy and efficient.
Another plus point? Centrale 8 comes with its own commercial block. That means you’ve got access to an eating house right downstairs – making it super convenient when you just want to grab a quick bite without leaving the estate. This in itself gives Centrale 8 an edge over many other HDBs nearby.
Just a short 6-minute walk away, you’ll find Our Tampines Hub. This integrated community and lifestyle complex has everything you might need – from a well-stocked NTUC FairPrice to one of Singapore’s largest rooftop pools. There’s also a hawker centre with solid food choices, making it a go-to spot for many families in the neighbourhood.
And if you enjoy a bit of shopping, Tampines 1 is under 10 minutes away on foot. It’s yet another retail option to add to your list, right next to Tampines MRT.
If you’re raising school-going children, Centrale 8 doesn’t disappoint either. There are several childcare centres and kindergartens within a 500-metre radius. And within the 1km distance, you’ll find:
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Angsana Primary School
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Gongshang Primary School
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Junyuan Primary School
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Poi Ching School
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St. Hilda’s Primary School
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Tampines Primary School
Slightly further out, within 1-2km, you have:
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Chongzheng Primary School
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Tampines North Primary School
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Yumin Primary School
Besides malls and eateries, Centrale 8 also scores points for its green spaces. Within a short 5 to 6-minute walk, you’ll find both Tampines Central Park and the larger Sun Plaza Park. On top of that, Tampines Eco Green – a tranquil nature park with walking trails and bird-watching spots – is also just under a 10-minute walk away, offering residents even more greenery to enjoy. So while the project doesn’t come with its own rooftop garden, having three parks nearby more than makes up for it.
For cyclists, it’s also just about a 2-minute ride to reach the Tampines Park Connector. From there, you can easily link up with Siglap PC and head west towards Kallang Basin or coast down straight to East Coast Park.
All in all, Centrale 8 at Tampines clearly offers the kind of lifestyle perks that often justify higher resale prices.
The previous record was set just a month before
It didn’t even take a month for the previous record to be overtaken – and it happened within the same project in Tampines. This time, the sale was from Block 520A at Tampines Central 8, somewhere between the 13th and 15th floors. The unit sold for S$680,000, working out to around S$1,019 psf. That’s already S$18,000 more than the earlier record.
Here’s how the top 10 most expensive 3-room flats in Tampines currently stack up:
| Date | Address | Block | Unit | Size (sqft) | Price | Price (psf) |
| 05/2025 | Tampines Central 8 | 519C | Floor 7 – 9 | 667 | S$698,000 | S$1,046 |
| 04/2025 | Tampines Central 8 | 520A | Floor 13 – 15 | 667 | S$680,000 | S$1,019 |
| 01/2025 | Tampines Central 8 | 519A | Floor 13 – 15 | 667 | S$665,000 | S$997 |
| 05/2025 | Tampines Central 8 | 519A | Floor 4 – 6 | 667 | S$660,000 | S$989 |
| 01/2025 | Tampines North Drive 1 | 613A | Floor 13 – 15 | 743 | S$650,000 | S$874 |
| 03/2025 | Tampines Avenue 1 | 890B | Floor 10 – 12 | 743 | S$650,000 | S$874 |
| 05/2025 | Tampines Central 8 | 520C | Floor 7 – 9 | 657 | S$646,888 | S$984 |
| 05/2025 | Tampines North Drive 1 | 613A | Floor 7 – 9 | 743 | S$646,500 | S$870 |
| 10/2024 | Tampines Central 8 | 520C | Floor 10 – 12 | 657 | S$640,000 | S$974 |
| 10/2024 | Tampines Central 8 | 520C | Floor 10 – 12 | 657 | S$640,000 | S$974 |
Zooming out a little, you’ll notice this S$698K sale isn’t an isolated case. In fact, eight transactions this year have successively set new price records for 3-room flats in Tampines – all within a relatively short time.
The highest resale price for a 3-room flat in Tampines jumped from S$646,000 to S$698,000 in 2025 – a S$52,000 increase in just a few months. This shows a consistent upward push in prices for this room type.
This trend is also reflected in the average price movements for 3-room units in Tampines over the past five years:
- From 2020 to 2021: +7.86%
- From 2021 to 2022: +9.05%
- From 2022 to 2023: +6.17%
- From 2023 to 2024: +11.05%
- From 2024 to 2025 (so far): +8.85%
That steep 11% spike from 2023 to 2024 may be linked to the cooling measures introduced in October 2022. One key rule was the 15-month wait-out period imposed on private property owners who want to buy a resale HDB flat. However, seniors aged 55 and above who are downsizing to a 4-room or smaller resale flat were exempted from this rule – possibly steering more of them toward 3-room units.
When we break it down into two distinct periods, the impact becomes clearer. Between Q2 2020 and Q3 2022 – before the cooling measure – average prices rose about 22.04%. After the policy kicked in (from Q4 2022 to Q2 2025), the growth jumped to 26.15%.
That said, there has been discussion that the government may lift the 15-month wait-out period if resale prices start to stabilise. The proportion of private homeowners buying million-dollar HDB flats dropped significantly after the rule was enforced. Before the rule (Jan–Sep 2022), they made up around 34% of such buyers. After it was introduced, that figure dropped to just 12% by late 2024.
Overall, 3-room flats in Tampines have seen an almost 60% surge in average prices over the last five years. Despite that, there are still over 30 listings available under S$518,000 – the current average. So if you’re hunting for value, not every Tampines flat is selling at record highs.
High value flats in Tampines: Centrale 8 vs GreenView vs GreenTerrace
Looking at the above table of the top 10 most expensive 3-room HDB resale flats in Tampines, it seems like 7 out of 10 sales came from Centrale 8 at Tampines. The rest were split between Tampines GreenView (2 sales) and Tampines GreenTerrace (1 sale).
But how do these projects compare in terms of price movement and long-term potential?
Tampines GreenView, a relatively new development that recently reached its Minimum Occupation Period (MOP), has one clear advantage – a longer remaining lease. While it saw limited activity last year, this year alone it has already recorded 12 transactions – outpacing the combined sales of Centrale 8 and Tampines GreenTerrace in the same timeframe.
Although GreenView is just one year younger than Centrale 8, its price trajectory is considerably higher. Over the last five years, average prices in GreenView jumped by 55.26%, while Centrale 8 saw a 38.80% increase. Centrale 8 did start off stronger, with consistently higher average prices between 2020 and 2025. But the price gap is tightening. In 2020, Centrale 8 units were 18.67% pricier on average compared to GreenView. By 2025, that gap narrowed to 9.02% – essentially halving in just five years.
One possible reason? While DBSS flats like those in Centrale 8 often boast better layouts and locations, GreenView’s 3-room units are slightly more spacious – a small but meaningful factor for certain buyers.
On the other hand, despite only just reaching its MOP, Tampines GreenTerrace has already caught up to GreenView in terms of average price. In 2025, both GreenView and GreenTerrace 3-room flats averaged S$609K, compared to Centrale 8’s S$669K. For a project that only recently entered the resale market, that’s a strong start.
If you’re considering a unit with more years left on the lease and room for growth, GreenTerrace might be worth a closer look. Its 3-room flats are also more spacious than the DBSS units at Centrale 8, which could drive demand even further. Don’t be surprised if this project sets a new record for the room type soon – it may be a good time to enter before that happens.
Interested in more All-Time High (ATH) covers? Head on over here!
About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
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