How floor level changes the price
5-Room units on higher floors (16 TO 18) trade at a median of S$980,000, while lower floors (01 TO 03) sit at S$750,000. That is a 31% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$750,000 | 203 |
| 04 TO 06 | S$789,000 | 274 |
| 07 TO 09 | S$800,000 | 298 |
| 10 TO 12 | S$850,000 | 221 |
| 13 TO 15 | S$938,444 | 82 |
| 16 TO 18 | S$980,000 | 19 |
How flat age changes the price
Comparing per-square-metre value strips out unit size. 5-Room flats built in the 2020s trade at S$8,053 psm, against S$6,033 psm for 1980s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1980s | S$6,033 psm | 341 |
| 1990s | S$6,120 psm | 318 |
| 2000s | S$8,889 psm | 39 |
| 2010s | S$8,559 psm | 89 |
| 2020s | S$8,053 psm | 310 |
Prices by flat model
Most 5-room resales in Tampines are Improved flats (876 sales, median S$805,000). DBSS units command the top of the range at S$965,000.
| Model | Median price | Sales |
|---|---|---|
| Improved | S$805,000 | 876 |
| Model A | S$768,000 | 114 |
| DBSS | S$965,000 | 80 |
| Premium Apartment | S$750,000 | 15 |
| 3Gen | S$855,000 | 11 |
Most-traded blocks
The blocks with the most 5-room resale activity give the clearest read on what buyers are actually paying, because each has enough sales to form a reliable median.
| Block | Median price | Sales |
|---|---|---|
| 610C TAMPINES NTH DR 1 | S$890,000 | 21 |
| 609A TAMPINES NTH DR 1 | S$895,000 | 21 |
| 608B TAMPINES NTH DR 1 | S$885,000 | 19 |
| 610B TAMPINES NTH DR 1 | S$912,944 | 18 |
| 612B TAMPINES NTH DR 1 | S$922,500 | 18 |
| 608A TAMPINES NTH DR 1 | S$905,000 | 17 |
| 876C TAMPINES AVE 8 | S$892,888 | 15 |
| 609B TAMPINES NTH DR 1 | S$909,000 | 12 |
Source: HDB resale transaction records. Medians shown for blocks with the most recent sales.
Frequently asked questions
How much does a 5-room HDB flat cost in Tampines?
The median 5-room HDB resale price in Tampines is S$808,888, based on 1,097 recent transactions. Prices range from S$518,000 to S$1,120,000 depending on floor level, remaining lease, flat model, and exact block.
Does floor level affect 5-room prices in Tampines?
Yes. 5-Room flats on higher floors (16 TO 18) sell for a median of S$980,000, versus S$750,000 on lower floors (01 TO 03). That is a 31% premium for height.
Are newer 5-room flats in Tampines more expensive?
Per square metre, 5-room flats from the 2020s trade at S$8,053 psm, compared with S$6,033 psm for 1980s stock, a 33% premium for the longer remaining lease.
Which blocks have the most 5-room resale activity in Tampines?
Over the recent window, 610C TAMPINES NTH DR 1 recorded the most 5-room resales (21), at a median of S$890,000. Block-level medians vary with floor, unit size, and lease.