An executive flat at Tampines Palmspring has changed hands for S$1.275 million, setting a new price record for executive flats in Tampines. The November 2026 transaction also ranks as the town’s second highest HDB resale across all flat types.
Located at Block 938 Tampines Avenue 5, the home joins a growing group of large Tampines flats that have sold for at least S$1.2 million.
Table of contents
A closer look at the S$1.275M Tampines Palmspring flat
What’s around Tampines Palmspring?
Large flats dominate Tampines’ S$1.2M and above sales
Tampines’ most expensive HDB flat remains the S$1.388M Multi-Generation home
Bishan dominates Singapore’s highest priced executive flat sales
Larger Tampines homes can still cost much less
A closer look at the S$1.275M Tampines Palmspring flat
The executive flat sits between the seventh and ninth floors and spans 1,528 sqft, with three bedrooms. At S$1.275 million, the sale works out to approximately S$834 psf.
Its lease began in 1988, leaving around 61 years. That puts it slightly ahead of some older homes that have also achieved million-dollar prices, including the executive maisonette at Block 192 Bishan Street 13, which had around 60 years left when it sold for S$1.65 million in August this year. At the time of the sale, the Bishan home even ranked among Singapore’s five most expensive HDB resale flats.
Find Out Your Home’s Worth with X-Value® — Singapore’s Trusted Property Valuation
What’s around Tampines Palmspring?
Beyond its spacious homes, Tampines Palmspring offers access to the town’s established transport links, schools and amenities.
Getting around by MRT and bus
Tampines West MRT station on the Downtown Line is around a seven- to eight-minute walk from Block 938. Tampines MRT station, which serves both the East-West and Downtown lines, is also within walking distance. Based on the distances provided, allow roughly 10 to 15 minutes, depending on the entrance and walking route.
Residents can also catch buses along Tampines Avenue 5. Service 292 connects the Block 938 bus stop with Our Tampines Hub and Tampines Bus Interchange, providing an alternative for trips to the town centre.
Primary schools around the estate
The supplied school-distance information lists five primary schools within 1km: Chongzheng Primary, Junyuan Primary, St. Hilda’s Primary, Tampines Primary and Yumin Primary.
Within the wider 1km to 2km radius are Angsana Primary, Changkat Primary, Gongshang Primary, Poi Ching School, Red Swastika School, St. Anthony’s Canossian Primary, Tampines North Primary and Yu Neng Primary.
Shopping, food and recreation nearby
For shopping and dining, residents have access to the Tampines town-centre cluster, including Century Square, Tampines Mall and Tampines 1. These bring supermarkets, shops, restaurants and everyday services together in one area.
Our Tampines Hub adds more options beyond shopping. It houses Tampines Regional Library, a hawker centre, retail outlets and sports facilities, including a stadium and swimming pools. Families can combine errands with a library visit, a meal or an afternoon swim without travelling between several venues.
Closer to home, the nearby community garden and Tampines Park provide outdoor spaces for a stroll or a break from the busier town centre.
3
2
2
2
3
2
3
2
3
2
3
3
4
3
4
3
3
3
3
2
Large flats dominate Tampines’ S$1.2M and above sales
A closer look at Tampines’ top HDB resale transactions shows that seven flats have sold for S$1.2 million or more. Of these, six were executive flats, while a Multi-Generation flat took the top spot as the town’s most expensive HDB resale.
| Transaction month | Address | Flat type | Floor range | Size | Sale price |
| September 2026 | 454 Tampines Street 42 | Multi-Generation | 10–12 | 1,787 sqft | S$1,388,000 |
| November 2026 | 938 Tampines Avenue 5 | Executive | 7–9 | 1,528 sqft | S$1,275,000 |
| June 2026 | 856F Tampines Street 82 | Executive | 7–9 | 1,604 sqft | S$1,240,000 |
| March 2026 | 156 Tampines Street 12 | Executive | 7–9 | 1,582 sqft | S$1,210,000 |
| October 2026 | 856D Tampines Street 82 | Executive | 10–12 | 1,572 sqft | Approximately S$1,209,000 |
| August 2025 | 498J Tampines Street 45 | Executive | 7–9 | 1,582 sqft | S$1,208,000 |
| June 2025 | 856E Tampines Street 82 | Executive | 10–12 | 1,625 sqft | S$1,200,000 |
Tampines HDB resale transactions at or above S$1.2 million, ranked by price.
Among the six executive flat sales, four fall within a narrow price range of S$1.2 million to S$1.21 million. Only the June 2026 sale at Block 856F and the latest Tampines Palmspring transaction moved beyond that range, reaching S$1.24 million and S$1.275 million respectively. The latest deal therefore raises the town’s executive flat record by S$35,000, or about 2.8%, while recent transactions remain closer to the S$1.2 million mark.
At 1,528 sqft, the Tampines Palmspring home is also the smallest of all seven flats, yet it recorded the second-highest total price. Its approximately S$834 psf also stands above the other executive flat transactions, which range from roughly S$738 to S$773 psf. That places it about 8% above the next-highest executive sale on a per-square-foot basis.
Meanwhile, Tampines Street 82 accounts for three of the six executive flat transactions, with sales at Blocks 856D, 856E and 856F. These homes range from 1,572 sqft to 1,625 sqft and fetched between S$1.2 million and S$1.24 million. Rather than coming from just one standout unit, several transactions within this cluster have reached the same broad price level.
The floor ranges are also fairly consistent. All seven homes sit between the seventh and 12th floors, while both the latest executive flat record and its predecessor fall within the seventh-to-ninth-floor range. These prices therefore come from homes on middle floors, without the very high floor levels seen in some other record HDB sales.
In terms of timing, five of the seven transactions took place in 2026, including one in each month from September to November. The executive flat record has also risen three times this year, in March, June and November. Although the gaps between records have not consistently shortened, sales at or above S$1.2 million have become more frequent within this group.
Tampines’ most expensive HDB flat remains the S$1.388M Multi-Generation home
Although Tampines Palmspring now leads the town’s executive flat category, the overall record remains with Block 454 Tampines Street 42. A 1,787 sqft Multi-Generation flat there sold for S$1.388 million in September 2026, placing it S$113,000 above the latest sale.
The Block 454 home sits between the 10th and 12th floors, and its lease began in 1987. It also offers 259 sqft more space than the Tampines Palmspring unit, which helps explain why total price and price per square foot tell different stories.
Despite its higher overall price, the Multi-Generation flat sold for approximately S$777 psf, below the executive flat’s S$834 psf. In other words, the buyer paid more in total for a substantially larger home, while the Tampines Palmspring buyer paid more for each square foot.
Bishan dominates Singapore’s highest priced executive flat sales
Bishan accounts for all five of Singapore’s highest priced executive flat resale transactions recorded to date, with prices ranging from S$1.55 million to S$1.65 million. Four involved homes between the 22nd and 24th floors, while the fifth, at Block 442 Sin Ming Avenue, sits between the 19th and 21st floors.
In fact, Bishan’s presence extends beyond the top five, accounting for 12 of the 20 highest-priced executive flat sales nationwide. Bukit Timah and Queenstown account for four each. While the S$1.275 million Tampines Palmspring sale sets a town record, it remains S$175,000 below the S$1.45 million entry point into this national top 20.
Singapore’s most expensive executive flat resale to date is the S$1.65 million executive maisonette at Block 192 Bishan Street 13. Sold in August 2026, the 1,743 sqft home occupies the 22nd to 24th floor range and achieved approximately S$946 psf. It sold for S$375,000 more than the Tampines Palmspring flat, offering around 215 sqft more space despite a lease that began just one year earlier, in 1987.
The Bishan maisonette has a two-storey layout, separating its living and bedroom areas across two levels. Bishan MRT station and bus interchange are about a five-minute walk away, with Junction 8 and Bishan Public Library also within walking distance.
Larger Tampines homes can still cost much less
While the latest sale sets a new benchmark, a spacious home in Tampines does not have to come with a million-dollar price tag.
The listings reviewed for this article included Tampines HDB flats of at least 1,500 sqft with asking prices starting from around S$720,000. That is S$555,000 below the Tampines Palmspring sale, although buyers should consider differences in location, floor level, layout, condition and remaining lease. For families open to a smaller home, 5-room HDB flats in Tampines had asking prices starting from around S$600,000. These offer another option for buyers who want to stay in the estate with a lower budget.
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.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
Join our social media communities!
Facebook | Instagram | TikTok | Telegram | YouTube | Twitter
Leave a comment