Tampines Resale Prices in 2026: What Flats Actually Transacted At
Q2 2026 medians from 528 registered Tampines deals: 4-rooms held at $668K while 3-rooms slipped. What is moving, what it costs monthly, and what grants cover.
The numbers
What Tampines flats transacted at, Q2 2026
These are medians of real registered transactions, not asking prices. Half of all deals closed above, half below.
Source: HDB resale flat prices, data.gov.sg · transactions registered Apr–Jun 2026 (Q2 2026) · pulled 17 Jul 2026
| Median, Q2 2026Apr–Jun | Dealsregistered | vs Q1 2026 | |
|---|---|---|---|
| 3-room | $478,000 | 103 | Down $12K from $490K |
| 4-room | $668,000 | 232 | Flat |
| 5-room | $828,000 | 143 | Up $8K from $820K |
| Executive (EA/EM) | $974,000 | 50 | Up $4K from $970K |
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The split matters: smaller and older flats are softening, bigger flats near the MRT are holding. One median never tells the whole story for your block, so check the deal count before you read too much into any figure.
What is your budget worth here? Run the affordability calculator
The local picture
A bigger MOP wave, and a two-speed town
Islandwide, about 13,480 flats hit their five-year minimum occupation period in 2026, and Tampines is one of the towns with a bigger wave. More supply means more room to negotiate, especially on units that need work. Well-renovated units near Tampines MRT still move in weeks. Older, unrenovated flats further from the interchange sit longer, and that is where patient buyers win.
Who is buying: families trading up from 3- and 4-rooms in Bedok and Pasir Ris, and east-side households who want the regional centre. Value sits in 4-rooms a bus stop or two from the MRT; the premium is on renovated units near the interchange and Our Tampines Hub.
If you are also weighing the new side of town, I am tracking Pinery Residences and the other Tampines new launches over on the new launch hub. New launch versus resale is a real fork in Tampines this year; ask me and I will put both sets of numbers side by side.
Living here
What Tampines is actually like
Tampines is the east's regional centre, and it shows. Three malls sit around the MRT: Tampines Mall, Century Square, Tampines 1. Our Tampines Hub packs a hawker centre, library and swimming complex into one building. Two MRT lines run through, the East-West Line and the Downtown Line, so town and the CBD are both direct rides. Changi Business Park and the airport are close, which keeps buyer and tenant demand steady. Schools include St Hilda's and Poi Ching. The honest downsides: weekend crowds around the interchange are real, and flats near the expressway get traffic noise. If you want a town where you rarely need to leave for anything, this is it.
Grants & affordability
What a first-timer couple could pay here
Three grants stack on a resale purchase. All are credited to your CPF Ordinary Account, not paid as cash, and your HFE letter states your exact amounts before any seller can grant you an Option to Purchase.
Grant rules: HDB & CPF Board, as at Jul 2026 · amounts are maximums; EHG is income-tested
| Max amount | Key rule | |
|---|---|---|
| Enhanced CPF Housing Grant (EHG) | $120,000 | Income-tested; household ceiling $9,000 |
| Family Grant (resale) | $80,000 | SC couple, 4-room or smaller; $50,000 for 5-room or larger; ceiling $14,000 |
| Proximity Housing Grant (PHG) | $30,000 | $30,000 living with parents or child; $20,000 within 4km |
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Worked example: a 4-room at the Q2 median
Assumptions: first-timer SC couple, buying within 4km of parents, counting only the Family Grant and PHG. EHG is left out to stay conservative; any EHG you qualify for improves the numbers below.
| 4-room at Q2 2026 median | $668,000 |
|---|---|
| Less Family Grant | −$80,000 |
| Less PHG (within 4km) | −$20,000 |
| Effective price | $568,000 |
| Downpayment, 25% (CPF OA or cash) | $142,000 |
| HDB loan, 75% at 2.6%, 25 years | $426,000 |
| Estimated monthly repayment | ~$1,933 |
The mortgage servicing rule (MSR) caps your repayment at 30% of gross income, so $1,933 a month needs roughly $6,450 household income on grants alone. Add a mid-tier EHG of around $50,000 and the monthly drops to about $1,763, within reach at about $5,900 income. Your HFE letter gives the exact figures for your income.
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