Tampines multi-gen flat with 59-year lease sells for S$1.388M 

A Multi-Generation HDB flat in Tampines has changed hands for S$1.388 million, becoming the town’s most expensive resale flat on record. The September 2026 transaction also marks Tampines’ first HDB resale sale above S$1.3 million, even though the flat has just under 60 years left on its lease.

Just S$888 below the second-highest Multi-Generation sale

The record flat is at Block 454 Tampines Street 42, between the 10th and 12th floors. It measures 166 sqm, or about 1,787 sqft, and sold for approximately S$777 psf. Its lease began in 1987, leaving 59 years and 11 months at the point recorded in the resale data.

Multi-Generation transaction	Registered date	Floor area	Sale price
Block 137 Bishan Street 12, latest record	OTP exercised in August 2026	1,776 sqft	S$1,548,888
Block 137 Bishan Street 12, previous record	May 2025	1,776 sqft	S$1,388,888
Block 454 Tampines Street 42	September 2026	1,787 sqft	S$1,388,000
Block 666 Yishun Avenue 4	September 2026	1,625 sqft	S$1,212,000

At S$1.388 million, the Tampines transaction ranks as Singapore’s third-highest Multi-Generation flat sale, falling just S$888 short of the second-highest price. That earlier sale involved a 1,776 sqft flat at Block 137 Bishan Street 12, which changed hands for S$1,388,888 in May 2025.

The two homes are also almost identical in size, with the Tampines unit offering just 11 sqft more. Their prices per square foot therefore sit close together, at approximately S$777 for Tampines and S$782 for the earlier Bishan sale.

Meanwhile, the latest national record comes from the same Bishan block, where another 1,776 sqft Multi-Generation flat fetched S$1,548,888. Despite its slightly smaller floor area, it sold for S$160,888, or about 11.6%, more than the Tampines home. At approximately S$872 psf, it also achieved the highest price per square foot among these four transactions. 

By comparison, the September sale at Block 666 Yishun Avenue 4 reached S$1.212 million, putting it S$176,000 below the Tampines deal. However, the Yishun home is also 162 sqft smaller, at 1,625 sqft.

Looking at these comparisons it’s apparent that regardless of the size and scarcity of these units, location and surrounding developments still play a major role in their demand and resulting price gaps. 

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Same street and same size, but a S$253,000 price gap

A closer comparison comes from Block 460 Tampines Street 42, where another Multi-Generation flat sold for S$1.135 million in July 2026. Both homes measure 166 sqm, and both leases commenced in 1987.

Transaction	Block 454, Sep 2026	Block 460, Jul 2026
Floor range	10th–12th	4th–6th
Floor area	166 sqm (about 1,787 sqft)	166 sqm (about 1,787 sqft)
Resale price	S$1,388,000	S$1,135,000
Approximate price per sqft	S$777	S$635

The Block 454 flat fetched S$253,000 more, or approximately 22.3%, than the unit at Block 460, even though both homes share the same floor area and lease commencement year. What’s even more interesting is how Block 460 sits right next to Tampines East MRT station, suggesting that the shorter journey to the station was not the only factor shaping these prices.

While we do not have enough information about the units’ interiors to compare their condition or renovations, floor level could help explain part of the gap. The Block 454 unit sits between the 10th and 12th floors, compared with the 4th to 6th floors for the Block 460 home.

Their surroundings also differ – Block 454 overlooks a small green field and trees nearby that offer somewhat of a semblance of privacy while Block 460 sits directly opposite the Temasek Junior College campus. Depending on the units’ exact facing, the higher floor and nearby greenery at Block 454 could have offered an outlook that appealed more to the buyer. 

An established neighbourhood with everyday conveniences

The recent S$1,388,000 unit also sits within a mature part of Tampines, with nearby shops, food options, preschools and access to Tampines East MRT station.

For daily needs, residents have neighbourhood options around Tampines Mart and nearby supermarkets, including FairPrice. Meanwhile, Tampines Mall, Tampines 1 and Century Square provide a wider range of shops and dining options a bus ride or drive away.

Beyond having Tampines East MRT station nearby, residents who drive can also use the roads through Tampines to connect with the wider expressway network. Together with the surrounding schools, shops and food options, these transport links add to the area’s everyday convenience, whether residents are heading to work, picking up children or buying groceries. 

What schools are around the block?

Families with school-going children have several nearby options, with five primary schools within 1km of Block 454 and another seven more than 1km but within 2km. 

Distance band in the supplied check	Primary schools
Within 1km	Chongzheng, East Spring, Gongshang, Tampines North and Yumin
More than 1km and up to 2km	Angsana, Casuarina, Changkat, Junyuan, Pasir Ris, Tampines and White Sands

Families with younger children also have several preschool options in the surrounding area. These include Little Footprints at Block 460, Little Greenhouse at Tampines Street 43, My First Skool at Tampines Street 45, and PCF Sparkletots centres nearby. Kindergarten options in the area also include HANIS Montessori and Big Einstein Academy. 

Tampines joins 14 other towns above S$1.3 million

Tampines is now one of 15 towns with an HDB resale record above S$1.3 million. Its latest high of S$1.388 million places it 13th among these towns, ahead of Marine Parade and Geylang.

However, crossing this price threshold is still far more common in some towns than others.

Town	Highest resale price	Transactions above S$1.3M
Bukit Merah	S$1,728,000	79
Central Area	S$1,701,000	138
Queenstown	S$1,700,000	68
Bishan	S$1,650,000	79
Toa Payoh	S$1,600,000	98
Clementi	S$1,590,000	47
Kallang/Whampoa	S$1,568,000	35
Bukit Timah	S$1,508,888	24
Ang Mo Kio	S$1,500,000	20
Punggol	S$1,470,000	1
Bedok	S$1,458,888	7
Hougang	S$1,450,000	1
Tampines	S$1,388,000	1
Marine Parade	S$1,380,000	1
Geylang	S$1,375,000	9

Source: HDB, 99.co.

Of the 608 transactions above S$1.3 million, 462, or about 76%, came from just five towns: Central Area, Toa Payoh, Bishan, Bukit Merah and Queenstown. In contrast, Tampines, Punggol, Hougang and Marine Parade have each recorded only one sale above that level.

This puts Tampines’ milestone into perspective. Although sales above S$1.3 million now extend across more towns, they remain concentrated in a handful of locations. For Tampines, the latest transaction marks a new high, rather than a price that buyers regularly pay.

It also seems that the town with the highest resale record does not have the most transactions above S$1.3 million. Bukit Merah leads on price at S$1.728 million, while Central Area takes the lead on volume with 138 such sales, followed by Toa Payoh with 98.

Meanwhile, several other towns sit just below the threshold. Yishun’s record stands at S$1.288,888, only S$11,112 short of S$1.3 million. Woodlands and Serangoon follow at S$1.27 million each, while Pasir Ris stands at S$1.26 million. These towns are close to the same milestone, although which one crosses it next will depend on the individual homes that come to market and the offers they attract.

A large Tampines home can still cost less than S$1 million

While the S$1.388 million sale sets a new record for Tampines, buyers don’t necessarily need a million-dollar budget to find a spacious home in the town. Listings on 99.co include large units spanning 1,518 sqft with asking prices starting from S$738,000, offering about 85% of the record-setting unit’s floor area at an asking price S$650,000 lower. For families whose priority is extra room, these larger flats offer more options beyond the rare Multi-Generation model.