Blk 385 Tampines St 32

2 filed resale transactions · Tampines · 66 years 08 months of lease left

Median, per square foot

564 psf

Observed range

S$546 — S$582 psf2 filed transactions · 6% low to highS$763k median filed price

Flat type filed here: 5-room. Confirm the specific unit’s type from its listing before running Blindspot.

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month2 months with a sale

May '24 · S$735kJan '26 · S$790k

The transactions behind those figures

2 of 2 · filed, nothing modelled

126 sqm · storey 07–095 ROOM · Improved · 2026-01

S$790,000$582 psf

125 sqm · storey 07–095 ROOM · Improved · 2024-05

S$735,000$546 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

Median psf · HDB

under $500

$500

$531

$560

$602

$684+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This block—

Too few filed sales at both ends of this block — it needs 3 high and 3 low. The figure beside is TAMPINES, not here.

TAMPINES, typical block+8.3%

Middle of 29 blocks in TAMPINES that clear the bar — half fall between +4.4% and +9.8%. 1 came out negative — high floors sold for less in 1 of them.

Every band in TAMPINES, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

Storeys	Median psf	Filed sales
01 TO 03	S$559	522
04 TO 06	S$585	724
07 TO 09	S$598	656
10 TO 12	S$619	518
13 TO 15	S$779	242
16 TO 18	S$798	33

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Tampines East

320m

Primary schools within 1km

nearest 433m

Primary schools · straight-line distance

East Spring Primary SchoolEvery citizen got a place 2C 2025433m
Chongzheng Primary SchoolEvery citizen got a place 2C 2025922m
Yumin Primary SchoolEvery citizen got a place 2C 2025984m on the 1km line

7 more between 1km and 2km

The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.

How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations

Tampines East320m
Simei1.5km
Upper Changi1.5km

Also nearby

ParkTampines Eco Green PK1.5km
Preschools6 within 1kmnearest 0m
Other schoolsNgee Ann Secondary School204m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Blk 385 Tampines St 32Straight-line, not walking.

32blocks within 300m

$533–$589the middle half, per sq ft

$560median of those sales

From 133 filed sales, at most the 20 most recent per block.

Scroll sideways to see the date, storey, size and psf →

Block	Away	Filed	Storey	Size	PSF
Blk 393 Tampines Ave 7	174m	2026-09	07–09	128 sqm	$576
Blk 331 Tampines St 32	227m	2026-09	07–09	149 sqm	$597
Blk 371 Tampines St 34	237m	2026-09	07–09	105 sqm	$575
Blk 393 Tampines Ave 7	174m	2026-08	04–06	127 sqm	$620
Blk 393 Tampines Ave 7	174m	2026-08	10–12	127 sqm	$613
Blk 328 Tampines St 32	201m	2026-08	07–09	149 sqm	$580
Blk 364 Tampines St 34	266m	2026-08	04–06	100 sqm	$576
Blk 363 Tampines St 34	267m	2026-08	01–03	131 sqm	$514
Blk 388 Tampines St 32	43m	2026-07	07–09	127 sqm	$556
Blk 383 Tampines St 32	100m	2026-07	01–03	126 sqm	$564
Blk 311 Tampines St 33	220m	2026-07	01–03	148 sqm	$556
Blk 327 Tampines St 32	281m	2026-07	04–06	147 sqm	$600
Blk 381 Tampines St 32	116m	2026-05	07–09	129 sqm	$589
Blk 329 Tampines St 32	180m	2026-05	01–03	147 sqm	$581
Blk 389 Tampines St 32	73m	2026-04	01–03	127 sqm	$552
Blk 393 Tampines Ave 7	174m	2026-04	04–06	121 sqm	$620
Blk 386 Tampines St 32	72m	2026-03	10–12	135 sqm	$588
Blk 382 Tampines St 32	99m	2026-03	10–12	126 sqm	$596
Blk 374 Tampines St 34	165m	2026-03	07–09	105 sqm	$580

The 19 most recent of 133 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF refund from proceeds

Fees

Sale price · S$763,000

Outstanding loan

CPF principal used

CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$763,000

Your figures · CPF interest estimated

Sale price	S$763,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$19,433
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$361,151

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Name

Your floor or stack

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?

Rough timing

Staying in touch — optional

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