Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$650K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$650K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$130K on this acquisition.
Located 10 min (840 m) from EW3 Simei MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

276 Tampines Street 22: Premium HDB Living in the Heart of Tampines

Located on Tampines Street 22, this development represents one of Singapore's most sought-after housing options in the vibrant East Coast district. The property sits within the mature Tampines estate, an area that has evolved over decades into a fully-developed residential community with comprehensive amenities, excellent transport connectivity, and strong community infrastructure. Units at 276 Tampines Street 22 offer spacious layouts spanning approximately 1,119 square feet, providing ample living space for families seeking comfort and functionality without compromising on location or accessibility.

The development benefits from its strategic positioning within the Tampines planning area, one of Singapore's largest HDB towns. The neighbourhood has matured significantly, with established shopping districts, educational institutions, medical facilities, and recreational spaces readily accessible to residents. This level of development maturity translates into stable property values and consistent demand from both owner-occupiers and investors seeking reliable asset appreciation in a well-established residential corridor.

Transport Connectivity and Location Advantages

One of the defining strengths of 276 Tampines Street 22 is its proximity to Simei MRT Station (EW3), located just 840 metres or approximately a 10-minute walk away. This convenient access to the East-West Line provides direct connectivity to the central business district, making the development highly attractive for working professionals and families with city-bound commutes. The MRT connection significantly enhances the property's appeal, as it eliminates the need for car dependency and reduces overall household transportation costs, a consideration increasingly important to savvy buyers evaluating long-term value propositions.

Beyond the MRT link, the area is well-served by multiple bus routes that fan out across Tampines and connect to neighbouring districts. This multi-modal transport infrastructure ensures that residents have flexible commuting options, whether they prefer rail travel for speed and reliability or bus services for greater flexibility. The integrated transport network supports property values by broadening the pool of potential occupiers and investors who find the location convenient for their lifestyle and professional commitments.

Housing Configuration and Space Utilisation

The units at this development are configured to maximise functional living space, with approximately 1,119 square feet of built-up area across multiple bedroom arrangements. This generous floor plate allows for flexible interior layouts suitable for families of varying sizes, from young couples to multi-generational households. The spacious dimensions also provide scope for personalised renovations and furnishing arrangements, enabling residents to customise their living environment according to individual preferences and requirements.

The availability of multiple bedroom configurations within the development ensures that a broad cross-section of buyers can find suitable options. Whether a household requires two-bedroom, three-bedroom, or larger units, the range of available stock typically accommodates diverse needs. This diversity enhances the development's appeal across different buyer segments and supports sustained demand, which in turn underpins capital appreciation and rental yield potential for investors.

Amenities and Neighbourhood Infrastructure

Tampines has long been recognised as a self-contained town centre with comprehensive amenities integrated throughout the estate. Residents of 276 Tampines Street 22 benefit from proximity to Tampines Mall, a major shopping and entertainment destination, as well as numerous hawker centres and food courts serving authentic local cuisine. Educational institutions, including primary schools and secondary schools, are abundantly distributed throughout the district, making the area particularly attractive to families with school-age children.

Healthcare facilities, including polyclinics and private medical clinics, are conveniently located within the Tampines area, ensuring that residents have easy access to essential medical services. Recreational amenities such as community centres, sports facilities, and parks provide opportunities for active living and social engagement. The maturity and completeness of the neighbourhood infrastructure mean that residents enjoy a high quality of life with minimal need to venture outside the estate for daily necessities and leisure activities.

Investment and Capital Growth Potential

For investors evaluating 276 Tampines Street 22, the development offers compelling fundamentals rooted in location strength and demographic demand. Tampines remains one of Singapore's most densely populated HDB towns, with consistently strong rental demand from young professionals, expatriate families, and multi-generational households seeking affordable, convenient housing. The combination of established transport links, comprehensive amenities, and proven community stability creates a resilient investment thesis for rental-focused buyers seeking steady yield with capital preservation.

Capital appreciation has historically been supported by the area's maturation and the progressive enhancement of transport and commercial infrastructure. Properties in well-established HDB towns like Tampines have demonstrated resilience through property market cycles, as the fundamentals—location accessibility, amenity completeness, and demographic demand—remain robust regardless of market fluctuations. The stable appreciation trajectory reflects investor confidence in the area's long-term desirability and the limited supply of new HDB housing stock in similarly convenient locations.

Pricing and Market Positioning

The development's pricing, commencing from S$650,000, reflects the area's established status and the inherent value of a mature, well-serviced neighbourhood with excellent connectivity. This price point is competitive relative to comparable HDB developments in the East Coast region, particularly when adjusted for floor area, proximity to transport, and the completeness of local amenities. Buyers evaluating this development should consider the total cost of ownership, factoring in financing costs, property tax, and the absence of condo maintenance fees, which collectively position HDB housing as a cost-effective long-term investment.

Comparative analysis with recent transactions in the Tampines precinct indicates that pricing at 276 Tampines Street 22 aligns with market-clearing rates for similar-sized units in similarly accessible locations. The per-square-foot valuation reflects the premium attached to proximity to Simei MRT and the established nature of the neighbourhood. Buyers seeking value in an accessible, mature, amenity-rich location will find the pricing proposition compelling when evaluated against the opportunity cost of alternative housing options in the city-fringe or central districts.

Suitability Across Buyer Demographics

First-time buyers will appreciate the combination of affordability, accessibility, and amenity completeness that 276 Tampines Street 22 offers. The development's proximity to the MRT and the mature neighbourhood infrastructure reduce the risk profile associated with first property acquisition, as the location fundamentals are proven and unlikely to deteriorate. Additionally, the price point is accessible to younger buyers with modest financial capacity, whilst still offering genuine utility and growth potential over a 20 to 30-year holding period.

Upgraders moving from smaller units or older HDB developments will find the spacious layouts and mature amenities attractive, particularly those seeking a step-up in living space without the premium pricing of private housing or far-flung new HDB towns. The neighbourhood's establishment and the convenience of Simei MRT address the concerns of upgraders who prioritise stability and proven accessibility over new-build appeal. Investors will be drawn to the consistent rental demand, the stable capital position, and the transparent pricing mechanisms inherent to the HDB market.

Financing and Affordability Considerations

Prospective buyers should evaluate their financing capacity and debt servicing ratios when considering a purchase at this price point. Using the development's entry price of approximately S$650,000 as a reference, a buyer with a 20% downpayment (S$130,000) would require financing of S$520,000. Over a 30-year mortgage term at prevailing HDB loan rates, monthly repayment obligations fall into the manageable range for dual-income households with combined household income above S$100,000 annually. Banks typically require that the monthly mortgage payment does not exceed 30% of gross monthly household income, a threshold that remains comfortably achievable for most professional and technical families.

First-time HDB buyers may benefit from HDB concessional loan schemes, which offer rates substantially below market rates and longer tenure options, further improving affordability and reducing financial stress. The combination of HDB financing accessibility and the moderate loan-to-value ratio at this price point means that qualified buyers from a broad income spectrum can achieve homeownership without compromising their overall financial stability or capacity to meet other essential obligations.

Lease, Ownership, and Long-Term Ownership Considerations

As an HDB flat, properties at 276 Tampines Street 22 are held under a 99-year leasehold tenure. This lease duration, whilst finite, provides a holding period extending well beyond any practical investment horizon for residential purchasers, particularly those acquiring the property as a primary residence. Over a 99-year lease term, decay and resale restrictions are secondary considerations for most owner-occupiers; the property will comfortably serve the needs of multiple generational cohorts before lease-related constraints become material to valuation or utility.

For investors or buyers anticipating a holding period of 20 to 40 years, the 99-year lease presents no meaningful risk to capital recovery or interim capital appreciation. The HDB resale market remains liquid and transparent, with established pricing mechanisms and active trading volumes, ensuring that properties can be divested readily should circumstances change. The combination of the extended lease period, transparent market mechanisms, and established demand dynamics provides sufficient confidence for long-term capital deployment at this development.

Frequently Asked Questions

What is the estimated rental yield for investors purchasing units at 276 Tampines Street 22?

Based on current market data for comparable HDB properties in the Tampines precinct, gross rental yields typically range between 2.5% and 3.5% annually, depending on unit configuration, floor level, and specific location within the development. For a unit purchased at S$650,000, this translates to annual rental income between S$16,250 and S$22,750. The rental market in Tampines remains robust due to the established neighbourhood, strong MRT connectivity, and consistent demand from young professionals and expatriate families seeking affordable accommodation. Net yields, after accounting for property tax and maintenance contributions, typically settle around 2.0% to 2.8%, positioning HDB investments as yield-accretive components of diversified residential property portfolios, particularly for investors with multi-decade holding horizons.

How does the price per square foot at 276 Tampines Street 22 compare to recent HDB transactions in Tampines?

Recent comparable transactions in the Tampines precinct suggest a price-per-square-foot range of approximately S$580 to S$650 for established HDB units in similarly accessible locations. At 276 Tampines Street 22, with units around 1,119 square feet, the effective price per square foot settles in the mid-to-upper end of this range, reflecting the development's proximity to Simei MRT and the maturity of the immediate neighbourhood. Units situated on higher floors, with superior light and ventilation, or in quieter blocks may command a modest premium within this range. Buyers should conduct recent comparable sales analysis with local agents to benchmark specific units against the latest market transactions, as HDB pricing can vary by 5% to 10% based on floor level, unit orientation, and block positioning.

What are the Additional Buyer's Stamp Duty implications for second-property buyers at this development?

Singapore citizens purchasing a second residential property at 276 Tampines Street 22 will be liable for Additional Buyer's Stamp Duty (ABSD) at the rate of 20% of the purchase price or value, whichever is higher. For a property priced at S$650,000, this represents an additional stamp duty obligation of S$130,000 payable at the point of purchase. This cost materially affects the total acquisition expenditure and should be factored into financing calculations and overall investment returns. Buyers should confirm their eligibility for any exemptions or concessions (for example, if upgrading from a smaller HDB unit that will be concurrently sold), as specific circumstances may modify the ABSD liability. Engaging a conveyancing solicitor early in the purchase process ensures clarity on all stamp duty obligations and optimal transaction structuring.

How does proximity to Simei MRT station affect long-term capital appreciation and demand at 276 Tampines Street 22?

Proximity to Simei MRT Station (EW3) is one of the most significant value drivers for 276 Tampines Street 22, with the 10-minute walk distance positioning the development at the optimal sweet spot of accessibility. Historically, HDB units within 800-1000 metres of an MRT station command a 15% to 25% price premium relative to similar units in less-accessible locations, reflecting the convenience value of seamless transport connectivity and the reduced need for car ownership. Capital appreciation in the Tampines precinct has consistently outpaced inflation by 2% to 3% annually, driven substantially by the area's established transport infrastructure and the limited availability of new supply in similarly convenient locations. This transport premium is unlikely to erode, as MRT proximity remains a persistent determinant of residential property values across all housing segments in Singapore.

Is 276 Tampines Street 22 suitable for first-time homebuyers, and what are the key advantages?

The development is exceptionally well-suited for first-time homebuyers, offering a combination of affordability, accessibility, and proven neighbourhood fundamentals that reduce acquisition risk. First-timers benefit from the HDB's concessional loan schemes, which provide financing rates substantially below market levels and extended loan tenures, improving monthly affordability and reducing financial stress. The established Tampines neighbourhood minimises the risk of neighbourhood deterioration or poor infrastructure, common concerns for first-time buyers entering unfamiliar areas. The proximity to Simei MRT, combined with comprehensive amenities and established schooling options, ensures that the property serves genuine utility for young families or couples. Additionally, the transparent HDB market mechanisms and standardised valuation approaches provide first-time buyers with clear price discovery and reduced information asymmetry relative to private property markets.

What is the Total Debt Servicing Ratio (TDSR) impact at typical price points, and what financing headroom exists?

For a buyer financing approximately S$520,000 (80% of S$650,000 purchase price) over a 30-year HDB mortgage term at prevailing rates of approximately 2.6% to 2.8%, monthly repayments typically settle around S$2,100 to S$2,200. This monthly obligation, measured against a combined household income of S$120,000 annually (S$10,000 monthly), represents a TDSR of approximately 21% to 22%, comfortably within the regulatory threshold of 60% and the practical comfort zone of 40% to 50% for most dual-income professional households. This leaves substantial headroom for other debt obligations such as car loans, credit facilities, or personal loans without triggering TDSR constraints. First-time buyers with household incomes above S$100,000 annually should encounter minimal financing friction; banks typically approve HDB loans expeditiously given the security profile and the transparent repayment mechanisms inherent to HDB mortgages.

How does 276 Tampines Street 22 compare to nearby competing HDB developments in terms of value proposition?

Nearby competing HDB developments in the Tampines precinct include properties on Tampines Street, Tampines Avenue, and blocks within the broader Tampines East precinct. Relative to these alternatives, 276 Tampines Street 22 offers a superior value proposition due to its proximity to Simei MRT—a feature that not all nearby blocks offer with equal convenience. Units at comparable competing developments situated further from the MRT station (typically 1200+ metres away) trade at a 10% to 15% discount relative to similarly-sized units at 276 Tampines Street 22, underscoring the value of MRT accessibility. Competing developments further into the Tampines estate, whilst offering comparable amenities, face longer commute times and reduced rental demand from MRT-adjacent tenant pools. For buyers prioritising transport accessibility and long-term capital upside, 276 Tampines Street 22 offers better value than comparable alternatives slightly further removed from the MRT station.

Which unit stack or floor levels at this development offer the best value proposition, and why?

Mid-level units (typically floors 4 to 10) represent the optimal balance of value and utility at 276 Tampines Street 22. These units command a modest 3% to 5% premium over lower floors (floors 1-3) due to superior natural light, reduced noise intrusion from street activity, and improved ventilation, yet remain substantially cheaper than high-floor units (floors 15+) which can trade at a 8% to 15% premium. High-floor units attract buyers prioritising views and privacy, but the premium diminishes as buyers age and prioritise accessibility and convenience over vertical height. For investor-owners and upgrade buyers seeking optimal rental yield and capital appreciation relative to acquisition price, mid-floor units offer the best risk-adjusted returns. Lower floors may appeal to elderly residents or mobility-compromised households seeking easier accessibility, despite the modest discount these units often command.

What is the future supply pipeline for HDB developments in Tampines, and how does this affect long-term property values?

The future HDB supply pipeline in Tampines is relatively constrained, with Housing and Development Board supply concentrated in newer precincts such as Tengah and Punggol, which are positioned as satellite new towns rather than infill developments in the established Tampines estate. This supply constraint is structurally supportive for property values in established precincts like Tampines, as the limited new supply ensures that demand pressure from upgraders, investors, and renters will continue to gravitate towards existing developments with proven amenities and established transport links. Over the next 10-15 years, the relative scarcity of new HDB supply in the East Coast region should support steady capital appreciation for properties at 276 Tampines Street 22, as the stock becomes increasingly valuable relative to alternative housing options. This supply dynamic is particularly favourable for long-term owner-occupiers and patient investors, as the limited new competition preserves the premium associated with Tampines' established position and transport accessibility.

What are the key considerations for upgraders moving from smaller HDB units to properties at this development?

Upgraders evaluating 276 Tampines Street 22 should prioritise the spacious floor plate (approximately 1,119 square feet) and the maturity of the neighbourhood amenities, both of which represent substantial quality-of-life improvements relative to smaller units in older HDB precincts. The development's proximity to Simei MRT reduces commute friction, a key concern for upgraders who often have established professional commitments and seek to minimise relocation costs associated with changing employment locations. The established schools, healthcare facilities, and recreational amenities in Tampines provide direct utility for family-oriented upgraders with school-age children or ageing parents. From a financial perspective, upgraders should evaluate the opportunity cost of deploying capital into this development versus retaining capital in higher-yielding alternative asset classes; the 2.5% to 3.5% rental yield on investment properties at this development should be benchmarked against alternative investments to confirm that capital deployment aligns with overall wealth-accumulation objectives. Engaging a financial adviser to stress-test the upgrade decision across interest-rate and income-loss scenarios is prudent, particularly for buyers approaching retirement age.

[For Sale] Hdb Flat At 276 Tampines Street 22 — From S$650K