Blk 860B Tampines Ave 5

2 filed resale transactions · Tampines · 60 years 02 months of lease left

Median, per square foot

525 psf

Observed range

S$499 — S$551 psf2 filed transactions · 10% low to highS$599k median filed price

Flat type filed here: 4-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

Dec '23 · S$559kAug '26 · S$640k

The transactions behind those figures

2 of 2 · filed, nothing modelled

108 sqm · storey 01–034 ROOM · Model A · 2026-08

S$640,000$551 psf

104 sqm · storey 01–034 ROOM · Model A · 2023-12

S$558,888$499 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

617m

Primary schools within 1km

nearest 320m

Primary schools · straight-line distance

Poi Ching SchoolBallot even within 1 km 2C 2025320m
St. Hilda'S Primary SchoolBallot even within 1 km 2C 2025676m
Junyuan Primary SchoolEvery citizen got a place 2C 2025876m
Angsana Primary SchoolBallot even within 1 km 2C 2025928m
Tampines Primary SchoolEvery citizen got a place 2C 2025993m on the 1km line

4 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

Tampines617m
Tampines West1.1km
Tampines East1.9km

Also nearby

Hawker centreHawker Centre @ Our Tampines Hub448m
ParkSun Plaza PK782m
Preschools6 within 1kmnearest 140m
Other schoolsJunyuan Secondary School414m

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.
Hawker centre locations — NEA (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 860B Tampines Ave 5Straight-line, not walking.

45blocks within 300m

$581–$739the middle half, per sq ft

$614median of those sales

From 328 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 859A Tampines Ave 5	113m	2026-09	07–09	104 sqm	$603
Blk 704 Tampines St 71	122m	2026-09	01–03	99 sqm	$591
Blk 515C Tampines Ctrl 7	267m	2026-09	16–18	108 sqm	$919
Blk 708 Tampines St 71	283m	2026-09	07–09	100 sqm	$595
Blk 522A Tampines Ctrl 7	293m	2026-09	01–03	47 sqm	$830
Blk 860 Tampines Ave 5	53m	2026-08	01–03	146 sqm	$592
Blk 860 Tampines Ave 5	53m	2026-08	07–09	146 sqm	$732
Blk 701 Tampines St 71	87m	2026-08	04–06	119 sqm	$646
Blk 702 Tampines St 71	89m	2026-08	04–06	100 sqm	$604
Blk 703 Tampines St 71	172m	2026-08	07–09	100 sqm	$622
Blk 856 Tampines St 82	233m	2026-08	04–06	122 sqm	$583
Blk 518D Tampines Ctrl 7	260m	2026-08	13–15	109 sqm	$844
Blk 858 Tampines Ave 5	140m	2026-07	04–06	146 sqm	$713
Blk 705 Tampines St 71	185m	2026-07	01–03	120 sqm	$588
Blk 858 Tampines Ave 5	140m	2026-06	04–06	146 sqm	$732
Blk 864 Tampines St 83	160m	2026-06	07–09	104 sqm	$590
Blk 703 Tampines St 71	172m	2026-06	07–09	100 sqm	$604

The 17 most recent of 328 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$599,000

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$599,000

Your figures · CPF interest estimated

Sale price	S$599,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$15,858
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$200,726

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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Look up somewhere else

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