Tampines GreenVerge Reaches MOP in 2026: What the First 96 Resales Actually Sold For
Tampines GreenVerge, the 2,022-unit BTO that was Singapore’s largest when it launched in 2016, cleared its Minimum Occupation Period this year. The first 96 resales are now on HDB’s register, all of them in blocks 618A to 620B on Tampines Street 61. Four-room flats, every one of them 93 sqm, sold for anywhere between $715,000 and $868,000. Here is what explains the $153,000 gap, and where your own unit sits.
Tampines GreenVerge (2,022 units across 20 blocks on Tampines Avenue 12 and Tampines Street 61, completed 2021) reached MOP in 2026. The first registered resale was in March 2026 and 96 flats had changed hands by early October, all in the six Street 61 blocks, 618A to 620B. Four-room flats sold for a median of $785,000 (range $715,000 to $868,000); five-room flats for a median of $930,000 (range $815,000 to $965,000). Storey height and block together explain most of the four-room spread. No two-room, three-room or 3Gen flat has resold here yet.
Six blocks, 96 sales, one surprise
GreenVerge is big enough to be its own market. Twenty blocks, 2,022 flats, a supermarket, eating house and childcare centre inside the estate, and Tampines MRT about ten minutes’ walk away. When an estate this size clears MOP, the first few months of resales set the prices every later seller is measured against. That is the moment you are in.
The surprise is where the sales are. Every one of the 96 registered resales so far is on Tampines Street 61, in blocks 618A to 620B. The Tampines Avenue 12 blocks have not registered a single resale yet. If you own on Avenue 12, you are pricing against neighbours on a different street, and that is worth knowing before you set an asking figure.
All resales by flat type · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Flat type | Sold | Median | Range |
|---|---|---|---|
| 4-room (93 sqm) | 65 | $785,000 | $715,000 – $868,000 |
| 5-room (113 sqm) | 31 | $930,000 | $815,000 – $965,000 |
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Height is worth about $75,056 on a four-room
Sort the 65 four-room sales by floor and the pattern appears at once. Flats on floors 1 to 6 sold at a median of $742,944; flats on floors 13 to 16 at a median of $818,000. Same 93 sqm layout, same age, same lease.
GreenVerge’s blocks cascade from 6 to 16 storeys, so a high floor here buys an actual view over the lower blocks and the greenery rather than a neighbour’s window. Buyers have paid for that from the first month.
Four-room flats by storey band · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Storey band | Sold | Median price | Range |
|---|---|---|---|
| Floors 1–6 | 18 | $742,944 | $715,000 – $760,000 |
| Floors 7–12 | 28 | $792,500 | $748,800 – $850,000 |
| Floors 13–16 | 19 | $818,000 | $750,000 – $868,000 |
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Block matters too: a $46,000 spread between the six
Group the same four-room sales by block and the strongest block, 618B, has a median of $804,888, against $758,888 at 619A. Which blocks face the central green and which face the road and the car park is something buyers work out on the first viewing, and the register shows they pay for it.
Four-room flats by block · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Block | Sold | Median price | Median psf |
|---|---|---|---|
| Block 618B | 15 | $804,888 | $804 |
| Block 620B | 6 | $789,444 | $789 |
| Block 620A | 14 | $782,500 | $782 |
| Block 618A | 9 | $780,000 | $779 |
| Block 619B | 8 | $764,000 | $763 |
| Block 619A | 13 | $758,888 | $758 |
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Blocks with only a handful of recorded sales are shown for completeness but should not be read as a reliable median.
Put height and block together and most units in these six blocks can be placed within a narrow band. That is what the $153,000 range is: not noise, the market pricing two differences properly.
The five-room flats: 31 sales, and a ceiling under $970,000
Five-room GreenVerge flats (113 sqm) have sold between $815,000 and $965,000, median $930,000. That puts the premium over a four-room at roughly $145,000 at the median, which is in line with the 20 sqm difference. No GreenVerge sale has crossed a million dollars yet.
The latest transactions: August to October 2026
Medians tell you where the middle is. When you are deciding whether to list, the number you actually want is what the flat two floors below yours fetched last month.
These are the 32 most recent registered sales, newest month first and highest price first within each month. Completed transactions, with floor and block attached, so you can find the row closest to your own unit.
Registered resales, August to October 2026 · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Month | Block | Type | Storey | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | Blk 619B | 4-room | 07–09 | $790,000 | $789 |
| Sep 2026 | Blk 618A | 5-room | 16–18 | $945,000 | $777 |
| Sep 2026 | Blk 618B | 5-room | 07–09 | $945,000 | $777 |
| Sep 2026 | Blk 619A | 5-room | 07–09 | $930,000 | $765 |
| Sep 2026 | Blk 619B | 5-room | 04–06 | $895,000 | $736 |
| Sep 2026 | Blk 620A | 5-room | 07–09 | $880,000 | $723 |
| Sep 2026 | Blk 620A | 4-room | 16–18 | $850,888 | $850 |
| Sep 2026 | Blk 620B | 4-room | 10–12 | $850,000 | $849 |
| Sep 2026 | Blk 620A | 4-room | 13–15 | $820,000 | $819 |
| Sep 2026 | Blk 620A | 5-room | 01–03 | $815,000 | $670 |
| Sep 2026 | Blk 620B | 4-room | 07–09 | $810,000 | $809 |
| Sep 2026 | Blk 619A | 4-room | 13–15 | $805,000 | $804 |
| Sep 2026 | Blk 619A | 4-room | 13–15 | $800,500 | $800 |
| Sep 2026 | Blk 619A | 4-room | 07–09 | $800,000 | $799 |
| Sep 2026 | Blk 619B | 4-room | 07–09 | $800,000 | $799 |
| Sep 2026 | Blk 620B | 4-room | 07–09 | $780,000 | $779 |
| Sep 2026 | Blk 620A | 4-room | 04–06 | $760,000 | $759 |
| Sep 2026 | Blk 619A | 4-room | 04–06 | $758,888 | $758 |
| Sep 2026 | Blk 618B | 4-room | 01–03 | $740,000 | $739 |
| Sep 2026 | Blk 618B | 4-room | 01–03 | $720,000 | $719 |
| Aug 2026 | Blk 618B | 5-room | 13–15 | $938,000 | $771 |
| Aug 2026 | Blk 620A | 5-room | 13–15 | $880,000 | $723 |
| Aug 2026 | Blk 618A | 5-room | 01–03 | $818,000 | $673 |
| Aug 2026 | Blk 618B | 4-room | 13–15 | $808,000 | $807 |
| Aug 2026 | Blk 620A | 4-room | 10–12 | $805,000 | $804 |
| Aug 2026 | Blk 619A | 4-room | 16–18 | $800,000 | $799 |
| Aug 2026 | Blk 620B | 4-room | 10–12 | $798,888 | $798 |
| Aug 2026 | Blk 620A | 4-room | 07–09 | $778,000 | $777 |
| Aug 2026 | Blk 619A | 4-room | 13–15 | $762,000 | $761 |
| Aug 2026 | Blk 618A | 4-room | 04–06 | $756,000 | $755 |
| Aug 2026 | Blk 619A | 4-room | 07–09 | $748,800 | $748 |
| Aug 2026 | Blk 620B | 4-room | 01–03 | $740,000 | $739 |
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Range across these 32 sales: $720,000 to $945,000. Prices register roughly three to eight weeks after the agreement, so October is still filling in.
Flat types inside this window: 4-room ×23, 5-room ×9.
No 2-room or 3-room flat has resold in these blocks yet. There is no registered transaction of that type, so any 2-room figure you are quoted is a listing, not a sale.
What a GreenVerge sale actually leaves you
Take a four-room at the median, $785,000. Deduct the outstanding HDB loan, then every dollar of CPF you used for the downpayment and the monthly instalments, then the accrued interest, the 2.5% a year your CPF would have earned had it stayed in your account. On a flat bought at 2016 BTO prices and sold five years after keys, the refund is large and the accrued interest alone is routinely a five-figure sum. The cash that reaches your bank account is smaller than the headline, and it is the only number that matters for what you buy next.
The mechanics are worked through in the CPF refund and accrued interest guide. If the next step is a condo, the HDB-to-condo upgrade guide covers the ABSD clock and the sell-first timeline, and the affordability calculator turns your proceeds into a real budget. Staying in Tampines? See what Tampines flats are transacting at.
Sell now, or wait for the Avenue 12 blocks?
Here is the honest read. 96 sales in seven months, from an estate of 2,022 flats, is a market that has barely opened. Right now a GreenVerge buyer has six blocks to choose from and a handful of listings. As the Avenue 12 blocks start resales and the 2016 cohort works through its first year of eligibility, choice widens and the flats that struggle are the low floor in a weaker block asking a top-block price.
If your unit sits at the top of the range, a high floor in 618B, time is broadly on your side; the estate’s first million-dollar five-room, if it comes, will come from a unit like yours. If it sits at the bottom, the scarcity that is doing your pricing for you is the scarcity of the next few months, not of 2027.
Where these numbers come from
Every figure on this page comes from 96 completed resale transactions registered with HDB between March and October 2026. The source is HDB’s own resale register, published through data.gov.sg — the same data behind the Resale Flat Prices e-Service. Nothing here is a listing price, an asking price or an estimate. Captured 8 Oct 2026.
Registered prices lag the actual agreement by roughly three to eight weeks, so the most recent month is always incomplete and will fill in later.
Which end of the range is your flat on?
Send me your block and floor and I will tell you where your unit sits against the 96 that have already sold, not a computer estimate but the actual comparable transactions. No obligation, and I will say plainly if now is the wrong time to sell.