{"id":98404,"date":"2026-09-24T19:07:42","date_gmt":"2026-09-24T11:07:42","guid":{"rendered":"https:\/\/www.99.co\/singapore\/insider\/?p=98404"},"modified":"2026-09-24T19:07:43","modified_gmt":"2026-09-24T11:07:43","slug":"tampines-multi-generation-flat-record-1-388-million","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/tampines-multi-generation-flat-record-1-388-million\/","title":{"rendered":"Tampines multi-gen flat with 59-year lease sells for S$1.388M\u00a0"},"content":{"rendered":"<div id=\"bsf_rt_marker\"><\/div>\n<p><span style=\"font-weight: 400;\">A Multi-Generation HDB flat in Tampines has changed hands for S$1.388 million, becoming the town\u2019s most expensive resale flat on record. The September 2026 transaction also marks Tampines\u2019 first HDB resale sale above S$1.3 million, even though the flat has just under 60 years left on its lease.<\/span><\/p>\n\n\n\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\"><h3>Table of contents<\/h3><ul><li><a href=\"#h-just-s-888-below-the-second-highest-multi-generation-sale\" data-level=\"2\">Just S$888 below the second-highest Multi-Generation sale<\/a><\/li><li><a href=\"#h-same-street-and-same-size-but-a-s-253-000-price-gap\" data-level=\"2\">Same street and same size, but a S$253,000 price gap<\/a><\/li><li><a href=\"#h-an-established-neighbourhood-with-everyday-conveniences\" data-level=\"2\">An established neighbourhood with everyday conveniences<\/a><\/li><li><a href=\"#h-tampines-joins-14-other-towns-above-s-1-3-million\" data-level=\"2\">Tampines joins 14 other towns above S$1.3 million<\/a><\/li><li><a href=\"#h-a-large-tampines-home-can-still-cost-less-than-s-1-million\" data-level=\"2\">A large Tampines home can still cost less than S$1 million<\/a><\/li><\/ul><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-just-s-888-below-the-second-highest-multi-generation-sale\"><b>Just S$888 below the second-highest Multi-Generation sale<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Multi-Generation transaction<\/b><\/td><td><b>Registered date<\/b><\/td><td><b>Floor area<\/b><\/td><td><b>Sale price<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Block 137 Bishan Street 12, latest record<\/span><\/td><td><span style=\"font-weight: 400;\">OTP exercised in August 2026<\/span><\/td><td><span style=\"font-weight: 400;\">1,776 sqft<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,548,888<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Block 137 Bishan Street 12, previous record<\/span><\/td><td><span style=\"font-weight: 400;\">May 2025<\/span><\/td><td><span style=\"font-weight: 400;\">1,776 sqft<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,388,888<\/span><\/td><\/tr><tr><td><b>Block 454 Tampines Street 42<\/b><\/td><td><b>September 2026<\/b><\/td><td><b>1,787 sqft<\/b><\/td><td><b>S$1,388,000<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Block 666 Yishun Avenue 4<\/span><\/td><td><span style=\"font-weight: 400;\">September 2026<\/span><\/td><td><span style=\"font-weight: 400;\">1,625 sqft<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,212,000<\/span><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">At S$1.388 million, the Tampines transaction ranks as <\/span><b>Singapore\u2019s third-highest Multi-Generation flat sale<\/b><span style=\"font-weight: 400;\">, 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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Meanwhile, the latest national record comes from the same Bishan block, <\/span><a href=\"https:\/\/www.99.co\/singapore\/insider\/bishan-multi-gen-flat-national-record-s1-549m\/\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">where another 1,776 sqft Multi-Generation flat fetched S$1,548,888<\/span><\/a><span style=\"font-weight: 400;\">. 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.\u00a0<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">By comparison, <\/span><a href=\"https:\/\/www.99.co\/singapore\/insider\/yishun-multi-generation-hdb-second-highest-sale\/\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">the September sale at Block 666 Yishun Avenue 4 reached S$1.212 million<\/span><\/a><span style=\"font-weight: 400;\">, putting it S$176,000 below the Tampines deal. However, the Yishun home is also 162 sqft smaller, at 1,625 sqft.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Looking at these comparisons it\u2019s 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.&nbsp;<\/span><\/p>\n\n\n\n<p style=\"border: 2px solid #000; padding: 16px; border-radius: 8px; background-color: #f9f9f9; font-size: 16px; line-height: 1.6;\">\r\n  <em><strong>\r\n    Find Out Your Home\u2019s Worth with\r\n    <a href=\"https:\/\/go.99.co\/srx-xvalue-99co-insider\" target=\"\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\_blank\" rel=\"noreferrer noopener\" style=\"color: #0066cc; text-decoration: underline;\">\r\n      X-Value\u00ae\r\n    <\/a>\r\n    \u2014 Singapore\u2019s Trusted Property Valuation\r\n  <\/strong><\/em>\r\n<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-same-street-and-same-size-but-a-s-253-000-price-gap\"><b>Same street and same size, but a S$253,000 price gap<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Transaction<\/b><\/td><td><b>Block 454, Sep 2026<\/b><\/td><td><b>Block 460, Jul 2026<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Floor range<\/span><\/td><td><span style=\"font-weight: 400;\">10th\u201312th<\/span><\/td><td><span style=\"font-weight: 400;\">4th\u20136th<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Floor area<\/span><\/td><td><span style=\"font-weight: 400;\">166 sqm (about 1,787 sqft)<\/span><\/td><td><span style=\"font-weight: 400;\">166 sqm (about 1,787 sqft)<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Resale price<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,388,000<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,135,000<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Approximate price per sqft<\/span><\/td><td><span style=\"font-weight: 400;\">S$777<\/span><\/td><td><span style=\"font-weight: 400;\">S$635<\/span><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">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\u2019s 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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">While we do not have enough information about the units\u2019 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.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-image alignnone size-full wp-image-98407\"><img decoding=\"async\" width=\"1200\" height=\"900\" src=\"https:\/\/www.99.co\/singapore\/insider\/wp-content\/uploads\/2026\/09\/block-454-Tampines-Street-42.jpg\" alt=\"block 454 tampines street\" class=\"wp-image-98407\"\/><figcaption class=\"wp-element-caption\">Block 454 sits beside a small green field and trees, which could offer a greener outlook depending on the unit\u2019s facing. Image credit: OneMap.<\/figcaption><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">Their surroundings also differ \u2013 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\u2019 exact facing, the higher floor and nearby greenery at Block 454 could have offered an outlook that appealed more to the buyer.&nbsp;<\/span><\/p>\n\n\n\n<p><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-an-established-neighbourhood-with-everyday-conveniences\"><b>An established neighbourhood with everyday conveniences<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">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\u2019s everyday convenience, whether residents are heading to work, picking up children or buying groceries.&nbsp;<\/span><\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"h-what-schools-are-around-the-block\"><b>What schools are around the block?<\/b><\/h3>\n\n\n\n<p><span style=\"font-weight: 400;\">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.&nbsp;<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Distance band in the supplied check<\/b><\/td><td><b>Primary schools<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Within 1km<\/span><\/td><td><span style=\"font-weight: 400;\">Chongzheng, East Spring, Gongshang, Tampines North and Yumin<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">More than 1km and up to 2km<\/span><\/td><td><span style=\"font-weight: 400;\">Angsana, Casuarina, Changkat, Junyuan, Pasir Ris, Tampines and White Sands<\/span><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><span style=\"font-weight: 400;\">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.&nbsp;<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-tampines-joins-14-other-towns-above-s-1-3-million\"><b>Tampines joins 14 other towns above S$1.3 million<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">However, crossing this price threshold is still far more common in some towns than others.<\/span><\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><tbody><tr><td><b>Town<\/b><\/td><td><b>Highest resale price<\/b><\/td><td><b>Transactions above S$1.3M<\/b><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Bukit Merah<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,728,000<\/span><\/td><td><span style=\"font-weight: 400;\">79<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Central Area<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,701,000<\/span><\/td><td><span style=\"font-weight: 400;\">138<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Queenstown<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,700,000<\/span><\/td><td><span style=\"font-weight: 400;\">68<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Bishan<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,650,000<\/span><\/td><td><span style=\"font-weight: 400;\">79<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Toa Payoh<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,600,000<\/span><\/td><td><span style=\"font-weight: 400;\">98<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Clementi<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,590,000<\/span><\/td><td><span style=\"font-weight: 400;\">47<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Kallang\/Whampoa<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,568,000<\/span><\/td><td><span style=\"font-weight: 400;\">35<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Bukit Timah<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,508,888<\/span><\/td><td><span style=\"font-weight: 400;\">24<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Ang Mo Kio<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,500,000<\/span><\/td><td><span style=\"font-weight: 400;\">20<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Punggol<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,470,000<\/span><\/td><td><span style=\"font-weight: 400;\">1<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Bedok<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,458,888<\/span><\/td><td><span style=\"font-weight: 400;\">7<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Hougang<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,450,000<\/span><\/td><td><span style=\"font-weight: 400;\">1<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Tampines<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,388,000<\/span><\/td><td><span style=\"font-weight: 400;\">1<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Marine Parade<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,380,000<\/span><\/td><td><span style=\"font-weight: 400;\">1<\/span><\/td><\/tr><tr><td><span style=\"font-weight: 400;\">Geylang<\/span><\/td><td><span style=\"font-weight: 400;\">S$1,375,000<\/span><\/td><td><span style=\"font-weight: 400;\">9<\/span><\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p><i><span style=\"font-weight: 400;\">Source: HDB, 99.co.<\/span><\/i><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">This puts Tampines\u2019 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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">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.<\/span><\/p>\n\n\n\n<p><span style=\"font-weight: 400;\">Meanwhile, several other towns sit just below the threshold. Yishun\u2019s 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.<\/span><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"h-a-large-tampines-home-can-still-cost-less-than-s-1-million\"><b>A large Tampines home can still cost less than S$1 million<\/b><\/h2>\n\n\n\n<p><span style=\"font-weight: 400;\">While the S$1.388 million sale sets a new record for Tampines, buyers don\u2019t necessarily need a million-dollar budget to find a spacious home in the town. <\/span><a href=\"https:\/\/www.99.co\/singapore\/sale?hdb_sub_categories=hdb_5_generic%2Chdb_5_standard%2Chdb_5_improved%2Chdb_5_simplified%2Chdb_5_a%2Chdb_5_a_maisonette%2Chdb_5_premium&amp;main_category=hdb&amp;name=Tampines&amp;page_num=1&amp;page_size=36&amp;property_segments=residential&amp;query_coords=1.3279682977285703%2C103.96338396700779&amp;query_ids=zotampines&amp;query_name=Tampines&amp;query_text=Tampines&amp;query_type=zone&amp;show_cluster_preview=true&amp;show_description=true&amp;show_internal_linking=true&amp;show_meta_description=true&amp;show_nearby=true&amp;sort_field=floorarea&amp;sort_order=desc&amp;zoom=15\" target=\"_blank\" rel=\"noreferrer noopener\"><span style=\"font-weight: 400;\">Listings on 99.co include large units spanning 1,518 sqft with asking prices starting from S$738,000<\/span><\/a><span style=\"font-weight: 400;\">, offering about 85% of the record-setting unit\u2019s 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. <\/span><\/p>\n","protected":false},"excerpt":{"rendered":"<p>A Multi-Generation HDB flat in Tampines has changed hands for S$1.388 million, becoming the town\u2019s most expensive resale flat on record. The September 2026 transaction also marks Tampines\u2019 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&hellip;<\/p>\n","protected":false},"author":141,"featured_media":98406,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"59689,62649,97345,97076,97037,66999","_relevanssi_noindex_reason":"","_lmt_disableupdate":"no","_lmt_disable":"no","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53631,53643,57131],"tags":[59807,57439,59445],"persona":[57127],"class_list":{"2":"type-post","14":"entry","15":"has-post-thumbnail"},"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.7.1 (Yoast SEO v25.7) - 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