Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$719K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$719K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$144K on this acquisition.
Located 10 min (850 m) from DT32 Tampines 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.

861A Tampines Avenue 5: HDB Living in a Mature Estate

861A Tampines Avenue 5 represents a solid residential opportunity in one of Singapore's most established public housing districts. Located in the heart of Tampines, this HDB development sits within a carefully planned estate that has matured over decades to provide residents with a comprehensive range of amenities and infrastructure. The property occupies a position that balances proximity to urban conveniences with the quieter character typical of established neighbourhoods, making it an appealing choice for a diverse range of buyers.

The Tampines precinct itself has evolved into a self-contained hub, with numerous schools, healthcare facilities, supermarkets, and dining establishments within walking distance or a short bus ride. Residents of 861A Tampines Avenue 5 benefit from this integrated development philosophy, where essential services and recreational facilities are woven throughout the estate rather than concentrated in a single downtown core.

Transport Connectivity and MRT Access

A defining feature of this location is its proximity to Tampines MRT Station on the Downtown Line (DT32). The station lies approximately 850 metres away—roughly a 10-minute walk—making daily commutes to the CBD, Marina Bay, or other key employment nodes highly straightforward. The Downtown Line's connection to Bayfront, Outram, and Tanjong Pagar stations ensures that professionals and students can access major business districts and educational institutions with minimal travel time and expense.

This transport advantage extends beyond commuting; it underpins long-term capital appreciation. HDB properties within walking distance of major MRT stations consistently command higher resale prices relative to comparable units in less connected areas. The accessibility of Tampines MRT also supports rental demand, as tenants actively seek properties that offer seamless public transport links, particularly in the rental market's competitive landscape.

Property Specifications and Layout

Units within this development are configured as three-bedroom flats, offering approximately 1,119 square feet of living space. This floor plan is particularly popular among upgraders moving from smaller units and young families requiring dedicated sleeping areas. The three-bedroom layout typically includes two bathrooms, providing practicality and convenience for multi-generational households or professionals who value privacy and functional design.

The square footage of around 1,119 square feet translates to a reasonable per-square-foot metric for the Tampines district, positioning the development competitively against neighbouring HDB resale blocks of similar age and configuration. Prospective purchasers evaluating per-square-foot rates should note that location, floor level, and unit orientation significantly influence ultimate valuation within any single estate.

Investment Potential and Rental Yield

For investors considering 861A Tampines Avenue 5 as part of a diversified portfolio, the rental market in Tampines presents steady demand. The precinct attracts a broad tenant base: young professionals, expatriates, and small families seeking affordable yet well-connected accommodation. The proximity to Tampines MRT amplifies rental appeal, as tenants prioritise commute efficiency. Conservative estimates suggest rental yields in the Tampines district range between 3% and 4% gross annual yield, though individual unit performance varies based on block selection, floor, and exact configuration.

Prospective landlords should conduct due diligence on recent rental transactions in the immediate vicinity to establish realistic income projections. The HDB rental market remains relatively stable despite economic fluctuations, providing a hedge against volatility compared to some private property segments.

Capital Appreciation and Lease Considerations

As a leasehold HDB property, units at 861A Tampines Avenue 5 carry a fixed lease tenure that, over time, influences both saleability and valuation. HDB leases are typically 99 years, and purchasers should request a property search to confirm the remaining tenure before committing to a transaction. Properties with longer remaining leases command stronger resale premiums and attract a wider pool of potential buyers. Financial institutions also consider lease decay when assessing mortgage eligibility, with some lenders imposing stricter loan-to-value ratios as unexpired terms fall below 60 or 50 years.

Despite lease considerations, Tampines has demonstrated consistent capital appreciation over the past decade. The estate's maturity, excellent infrastructure, and continued government investment in district upgrading initiatives support long-term value retention. First-time buyers entering at current price levels benefit from purchasing into an established market with transparent comparable sales data.

Buyer Profiles and Suitability

861A Tampines Avenue 5 appeals to several distinct buyer cohorts. First-time homebuyers transitioning from rental or parental homes find the three-bedroom configuration and Tampines location to be a logical next step in their housing journey, offering both affordability and growth potential. Upgraders from two-bedroom units seeking additional space for growing families or home offices discover the additional square footage and dual bathrooms particularly valuable. Investors seeking steady rental income without the leverage and complexity of private condominiums view HDB properties as lower-risk, lower-volatility assets within a balanced portfolio. Finally, owner-occupiers prioritising transport convenience and mature estate facilities are drawn to the MRT proximity and established neighbourhood character.

Financing and Mortgage Considerations

Prospective purchasers should evaluate their Total Debt Servicing Ratio (TDSR) headroom at the development's current price points. At approximately S$719,000 for a three-bedroom unit, mortgage financing through HDB or eligible banks typically requires a minimum down payment of 5% for HDB loans, with loan-to-value ratios varying by property age and individual borrower circumstances. First-time buyers benefit from HDB loan schemes offering competitive interest rates pegged to the prevailing coupon rate, which can be significantly lower than bank mortgage rates.

It is prudent to obtain a mortgage pre-approval before committing to a purchase, ensuring that all contractual obligations can be comfortably serviced from household income. Banking institutions conduct TDSR assessments at 60% of monthly gross income, and while HDB loan calculations may differ, maintaining adequate financing headroom protects against future rate increases or income fluctuations.

Comparative Market Positioning

Tampines hosts multiple HDB estates across various development phases, creating a layered property market. Newer Build-To-Order (BTO) launches in the district command premium pricing, whilst resale properties like 861A Tampines Avenue 5 occupy the mid-market segment. Buyers comparing resale prices to BTO launch prices should account for the fact that BTO units require 5–10 years before first-hand resale eligibility, making direct price comparison methodologically challenging. Within the resale market itself, unit age, floor level, orientation, and block position drive transaction variations; blocks facing the main avenue typically command slight premiums over internal estate blocks.

Future District Development and Supply Outlook

Tampines continues to evolve as a strategic growth node under Singapore's long-term planning framework. Government announcements regarding future transport upgrades, commercial development, and housing infill projects should be monitored, as these initiatives tend to support sustained capital appreciation in well-positioned properties. The district's role as a secondary CBD node outside the central business district makes it resilient to economic cycles, underpinning both owner-occupancy demand and investment interest.

861A Tampines Avenue 5 is positioned to benefit from these tailwinds whilst offering immediate livability and transport advantages. Prospective purchasers should view this property not merely as a transaction but as entry into an established, mature residential district with proven long-term resilience and growth trajectory.

Frequently Asked Questions

What is the estimated rental yield for units at 861A Tampines Avenue 5?

Rental yields for three-bedroom HDB units in the Tampines precinct typically range between 3% and 4% gross annual yield, though actual returns depend on unit-specific factors such as floor level, block position, and orientation. The proximity to Tampines MRT Station (DT32) enhances tenant appeal, as commuters prioritise transport-connected properties, which supports stable rental demand and supports consistent occupancy rates. Investors should conduct recent comparable rental transaction analysis for the immediate area to refine yield projections, as individual blocks and floor levels exhibit performance variation. Engagement with local property managers familiar with the Tampines rental market can provide additional context on achievable rental rates and tenant demographics.

How does the per-square-foot pricing at 861A Tampines Avenue 5 compare to recent resale transactions in Tampines?

At approximately S$719,000 for roughly 1,119 square feet, the development's per-square-foot metric sits in the mid-range for Tampines three-bedroom HDB resale units, translating to approximately S$642–S$645 per square foot depending on exact unit specifications. Recent comparable transactions in neighbouring blocks and similar-vintage estates within the precinct provide the most reliable benchmarking; resale prices in Tampines HDB estates have historically ranged from S$600 to S$700 per square foot for three-bedroom units, with variation driven by block age, floor level, and MRT proximity. Prospective buyers are advised to review HDB resale price statistics published by the Urban Redevelopment Authority (URA) for the Tampines Planning Area to contextualise current market rates and identify any systematic appreciation or depreciation trends. The proximity to a major MRT station typically supports above-average pricing within any given estate.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase as a second residential property?

If you are a Singapore Citizen purchasing this property as a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a property valued at approximately S$719,000, the ABSD liability would amount to roughly S$143,800, payable upon completion of the purchase. This significant cost must be factored into your overall purchase budget and financing calculations; many buyers structure their finances to cover both the down payment and ABSD from available savings. It is crucial to consult a conveyancing lawyer and your mortgage lender early in the purchase journey to understand the full stamp duty implication, as ABSD can substantially impact your cash outlay and borrowing capacity. Note that certain exemptions or reliefs may apply in limited circumstances; professional legal advice is essential to confirm your individual liability.

What is the lease tenure of units at 861A Tampines Avenue 5 and how does it affect resale value?

HDB properties at 861A Tampines Avenue 5 are leasehold units with a fixed tenure, typically 99 years from the original date of allocation. You must verify the exact remaining lease term through a property search before purchase, as lease decay directly influences both resale price and mortgage eligibility. Properties with shorter remaining leases attract lower valuations and narrower buyer pools, as many purchasers and their lenders become cautious when unexpired tenure falls below 60 years; some lenders impose reduced loan-to-value ratios or demand higher down payments for short-lease properties. Conversely, units with significantly longer remaining leases (e.g. more than 70 years unexpired) command full market value and unrestricted financing terms. Over the long term, as the lease decays, capital appreciation may slow or plateau, making the purchase price at inception particularly important. Factor lease tenure into your investment horizon; if you plan to hold for 30+ years, ensure the remaining lease supports both your occupancy period and future resaleability.

How does Tampines MRT Station's proximity affect demand and capital appreciation at this location?

The 10-minute walk (approximately 850 metres) to Tampines MRT Station on the Downtown Line is a significant demand driver and capital appreciation catalyst for 861A Tampines Avenue 5. HDB properties within 800–1,000 metres of major MRT stations consistently outperform comparable units in less-connected areas, commanding price premiums of 5–10% or more due to enhanced commuting convenience and lower transport costs for residents. The Downtown Line connection to central business districts (Bayfront, Outram, Tanjong Pagar) and secondary nodes (Marina Bay, Bugis) creates strong job-proximity appeal for professionals, sustaining rental demand and owner-occupancy interest. Government transport planning studies have historically shown that areas with mature MRT connectivity experience more stable, resilient property valuations during economic downturns, as transport-dependent residents remain committed to their locations. Future announcements of service enhancements, line extensions, or frequency increases could further amplify both capital appreciation and rental appeal, making MRT-proximate properties inherently lower-risk investments within the HDB segment.

Is 861A Tampines Avenue 5 suitable for first-time homebuyers, upgraders, or investors?

The development serves all three buyer profiles effectively. First-time homebuyers benefit from the mature estate infrastructure, established amenities, transparent resale price history, and MRT connectivity, which collectively reduce uncertainty and provide a clear entry point into owner-occupied property. The three-bedroom layout offers space for couples planning families or young professionals requiring a home office. Upgraders transitioning from two-bedroom units discover the additional square footage and dual bathrooms highly practical, whilst retaining affordability relative to private housing. For investors, the property's stability, established tenant market, rental demand linked to MRT proximity, and portfolio diversification benefits (lower volatility than condominiums or new developments) create a compelling risk-adjusted return profile. Each buyer type should prioritise different unit characteristics: first-timers may emphasise floor level and overall ambiance, upgraders should prioritise space and light, and investors should focus on block positioning, accessibility, and historical rental performance. Consulting with a financial adviser can clarify which profile best aligns with your circumstances.

What are TDSR and financing headroom considerations at the current price point?

At approximately S$719,000, a three-bedroom unit at 861A Tampines Avenue 5 requires careful TDSR (Total Debt Servicing Ratio) planning. Most mortgage lenders assess affordability by capping monthly debt servicing at 60% of gross household income, meaning you would need a combined household income of approximately S$6,000–S$7,000 monthly to comfortably service a mortgage of around S$580,000–S$650,000 (assuming 20% down payment and typical interest rates). First-time HDB buyers benefit from lower down payments (5% with HDB loans) and preferential interest rates, expanding financing headroom compared to bank mortgage products. Non-first-time buyers face higher down payments and potentially less favourable HDB loan eligibility, necessitating bank mortgages at prevailing rates. It is essential to obtain a mortgage pre-approval from your intended lender before proceeding, as individual assessment varies based on employment stability, existing debt obligations, and loan tenure. Building a financial buffer above the minimum TDSR requirement protects against future rate increases and provides flexibility during economic uncertainties.

How does 861A Tampines Avenue 5 compare to nearby competing HDB developments?

The Tampines estate includes multiple HDB blocks across different vintage phases, creating a segmented resale market. Older blocks (1980s–1990s vintage) may offer lower entry prices but face longer lease decay and larger renovation requirements, whilst blocks from the 2000s onward, including those in proximity to 861A, command slightly higher per-square-foot rates due to more modern construction standards and amenities. New Build-To-Order (BTO) launches in Tampines typically price at or above resale market rates for comparable three-bedroom units, but BTO purchasers accept a 5–10 year wait and face capital gains tax implications upon first resale. Within the mature resale segment, 861A Tampines Avenue 5 is competitively positioned against other nearby blocks; prices vary subtly based on block seniority, MRT proximity, and specific unit characteristics. Prospective buyers should request a detailed comparable sales analysis covering the preceding 6–12 months to benchmark 861A's pricing against direct competitors and confirm value. Blocks positioned closer to the main avenue or with premium orientations may command slight premiums; internal estate blocks often offer marginally lower prices with fewer amenities proximity benefits.

Which unit stack or floor level typically offers the best value at this development?

Value optimisation at 861A Tampines Avenue 5 depends on individual priorities. Mid-level units (floors 6–12) typically offer the best value-for-money combination; they escape ground-floor damp and noise concerns whilst remaining below premium penthouse-equivalent prices, and they provide excellent natural light and ventilation without the wind exposure of very high floors. Low-level units (floors 2–5) may be discounted by 5–8% relative to mid-levels due to perceived security, light, and privacy concerns, but they suit buyers with mobility constraints or young children. High-level units (floors 13+) command premiums of 5–15% depending on height, view quality, and breeze access, appealing to buyers seeking privacy and unobstructed outlooks. From an investment perspective, mid-level units optimise tenant appeal and resale marketability, as they balance premium aspirations with affordability expectations. Blocks positioned directly facing Tampines Avenue or with northern/eastern orientation typically command slight premiums; units on the estate's quieter interior often price lower whilst offering similar space. Engage a local property agent familiar with 861A's specific block layout to identify optimal floor/block combinations aligned to your budget and investment thesis.

What is the future supply pipeline in Tampines and how does it affect long-term value?

Tampines is earmarked for continued development under Singapore's urban planning framework, with government announcements regarding new BTO launches, commercial infill projects, and potential transport upgrades signalling sustained investment in the precinct. Whilst new supply typically exerts downward pressure on resale prices through near-term competition, Tampines' established status as a self-contained urban node with strong infrastructure insulates it from severe depreciation. Government planning policy actively encourages densification around mature towns with proven amenities, suggesting that supply growth will be distributed across the district rather than concentrated in specific blocks. Long-term, Tampines' resilience as a secondary CBD node, proximity to employment clusters, and government commitment to sustained upgrading support steady capital appreciation despite incremental new supply. Investors should monitor Urban Redevelopment Authority (URA) announcements regarding Tampines-specific development plans to understand the scale and timing of new launches; properties like 861A Tampines Avenue 5, which are already established and mortgage-friendly, tend to benefit from price stability as new BTO buyers pursue fresh launches, reducing direct competition for mature resale stock. Historical evidence suggests that mature HDB estates within well-connected areas absorb new supply pressures gracefully, particularly when unit configurations or tenure expectations differ between old and new development cohorts.

[For Sale] Hdb Flat At 861A Tampines Avenue 5 — From S$719K