Type

Units

Min Area

Price Range

3 BR

1119 sqft

S$719K

4 BR

1367 sqft

S$848K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$719K to S$848K.
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: A Mature HDB Development in East Singapore

861A Tampines Avenue 5 stands as an established public housing development in the heart of Tampines, one of Singapore's most vibrant and fully-serviced residential estates. The project brings together spacious unit configurations and a location that has proven resilient across multiple property cycles, making it an attractive proposition for families, upgraders, and investors exploring opportunities in the eastern corridor.

Situated along Tampines Avenue 5, the development benefits from its proximity to Tampines MRT Station (DT32), which lies approximately 850 metres or a ten-minute walk away. This convenient rail connection places residents within easy reach of the broader Singapore metro network, facilitating commutes to business districts, educational institutions, and recreational hubs across the island. The accessibility factor has long underpinned demand for properties in this vicinity, supporting both rental enquiry and capital value resilience.

Unit Layouts and Configuration

The development offers multi-bedroom configurations, with four-bedroom units forming a significant proportion of the available stock. These generously proportioned flats are designed to accommodate growing families and those seeking additional space for home offices or guest rooms. With floor areas reaching approximately 1,367 square feet, units at 861A provide the breathing room that today's buyers increasingly demand, particularly in an era where hybrid work arrangements have made home functionality paramount.

Such layouts have consistently attracted upgraders—households that have built equity in smaller, older units and are now transitioning to larger homes within the HDB segment. The scale of these units also appeals to investors, who recognise that larger family flats command stable rental demand and often achieve higher absolute rental yields on account of their broader tenant pool.

Pricing and Market Position

Current asking prices at 861A Tampines Avenue 5 commence from S$848,000, positioning the development competitively within the Tampines HDB market. This price level reflects the maturity of the estate, the breadth of available facilities, and the transport connectivity that underpins residential desirability in the district. For first-time HDB buyers stepping up from rental markets or those relocating from other estates, such pricing offers genuine value, particularly when weighed against similarly-sized units in other established neighbourhoods.

The per-square-foot positioning of developments along Tampines Avenue has remained robust, supported by consistent demand for family-sized HDB homes in mature locations. Buyers evaluating options in this part of Singapore will find that 861A compares favourably to other contemporary offerings, with the added benefit of an estate that has already matured through decades of service provision and community building.

Connectivity and Lifestyle Amenities

The Tampines estate is renowned for its comprehensive facilities ecosystem. Residents enjoy access to a wide spectrum of schools—primary, secondary, and junior colleges—ensuring educational options for families at every stage. Shopping and dining conveniences are abundant, anchored by major commercial hubs and neighbourhood shops distributed throughout the precinct. Healthcare facilities, including polyclinics and private medical centres, are well-represented, as are recreational spaces ranging from parks to sports facilities.

The proximity to Tampines MRT Station elevates the practical appeal of the location. The station sits on the Downtown Line (DT), which provides seamless interchange with other lines and serves major employment and leisure nodes island-wide. For investors, this transit-oriented positioning has historically strengthened tenant acquisition and rental rate stability, as professional workers and young families place a premium on MRT accessibility.

Investment Considerations

For those exploring 861A Tampines Avenue 5 as an investment opportunity, several factors merit careful evaluation. The development's maturity means that the estate infrastructure is fully operational, rental demand is established, and tenant quality has been validated by years of leasing activity. Investors purchasing HDB units must be Singapore Citizens or Permanent Residents, and second-property buyers should be aware that Additional Buyer's Stamp Duty (ABSD) at 20% will apply to their acquisition, materially affecting entry costs and required capital.

The four-bedroom configuration at 861A tends to attract family tenants and small organisations seeking office space, both of which have demonstrated resilience in Singapore's rental market. Estimated rental yields on family-sized HDB units in Tampines have historically ranged from 2 to 3 percent annually, depending on precise floor level, stack positioning, and condition—figures that merit validation through current comparable lettings in the immediate locale.

Lease Tenure and Long-Term Viability

As an HDB development, 861A Tampines Avenue 5 carries a lease tenure typical of public housing in Singapore. The lease remaining on any given unit will depend on its original grant date; however, HDB properties have demonstrated remarkable capital stability even as leases age, due to HDB's Building and Structural Retrofitting (BSR) programmes and the built-in demand for affordable, quality housing across the island. Prospective buyers should obtain the precise lease remaining through the HDB or a qualified conveyancer before committing to purchase, as this figure directly influences financing options, valuation, and future resale potential.

Lease decay—the theoretical diminution in property value as lease years reduce—has not manifested as aggressively in the HDB segment as in private markets, owing to the unique characteristics of public housing supply and government intervention mechanisms. Nonetheless, informed buyers will wish to factor lease runway into long-term planning, particularly if they are acquiring for inheritance or multi-generational use.

Financing and Affordability

Most buyers at 861A Tampines Avenue 5 will utilise Housing Development Finance (HDB) or bank mortgages to fund their purchase. HDB housing loans remain among Singapore's most accessible financing products, with competitive interest rates and tenure periods extending up to 30 years. At the prevailing price point of around S$848,000 for four-bedroom units, buyers can expect monthly servicing obligations to be manageable for households with stable dual incomes, though individual financing headroom will depend on existing liabilities and income levels.

The Total Debt Service Ratio (TDSR) framework, which caps housing-related debt servicing at 60 percent of gross monthly income, will be the binding constraint for many prospective buyers. Prudent purchasers should engage with a mortgage broker or bank early in their acquisition journey to establish their genuine borrowing capacity and to ensure that the desired unit remains comfortably within their financial envelope after accounting for stamp duties, conveyancing costs, and renovation contingencies.

Comparative Market Context

Within the broader Tampines HDB market, 861A Tampines Avenue 5 occupies a distinctive position. The estate is neither the newest nor the oldest in the precinct, affording it a balanced risk and value profile. Nearby competing developments include other mature HDB estates along the Tampines corridor, each with their own distance to MRT, facility maturity, and pricing nuances. Buyers comparing options would be well-served to assess not only absolute price but also per-square-foot positioning, remaining lease tenure, floor level and stack orientation, and proximity to specific amenities that matter most to their household.

The Tampines district itself has benefited from sustained investment in transport, retail, education, and community infrastructure, positioning it among Singapore's most liveable mature estates. This backdrop of sustained development activity and place-making investment has historically supported capital value preservation and rental stability for HDB units in the area.

Suitability for Different Buyer Profiles

First-time HDB buyers will find 861A Tampines Avenue 5 an accessible entry point into ownership, with competitive pricing and a proven estate infrastructure. Upgraders stepping up from two or three-bedroom units will appreciate the additional space and flexibility afforded by four-bedroom layouts. Investors exploring the HDB segment as part of a diversified portfolio will recognise the established tenant demand and the relatively lower price point compared to private sector alternatives, though they must be mindful of ABSD costs and lease decay considerations over multi-decade holding periods.

Affluent households seeking a secondary HDB property or those relocating to Tampines for employment will find the location convenient and the unit sizes generous. For each profile, the key will be to validate that the specific stack, floor level, and unit orientation aligns with their intended use and that financing, stamp duties, and lease runway are fully understood before commitment.

Future District Supply and Demand Dynamics

The Tampines district continues to attract new residents and investment, underpinned by improvements to transport, commercial facilities, and digital infrastructure. While new Build-to-Order (BTO) HDB launches in Tampines may introduce fresh supply, they typically target first-time buyers and are located in newer precincts; mature developments like 861A Tampines Avenue 5 tend to attract upgraders and investors, creating a distinct demand layer less sensitive to new public housing supply announcements. Long-term demographic trends—ageing populations, smaller household sizes, and the attraction of established estates to young professionals—suggest that well-located mature HDB homes will continue to experience healthy demand and capital preservation potential.

861A Tampines Avenue 5 represents a solid opportunity for buyers seeking established HDB living in one of Singapore's most comprehensively serviced neighbourhoods, backed by proven connectivity, facilities maturity, and a track record of stable property values across multiple market cycles.

Frequently Asked Questions

What rental yield should I expect if I purchase a four-bedroom unit at 861A Tampines Avenue 5 as an investment?

Estimated rental yields for family-sized HDB units in the Tampines district typically range from 2 to 3 percent per annum, calculated on gross rental income relative to purchase price. At the current asking price of approximately S$848,000 for four-bedroom units, this implies annual rental income in the region of S$17,000 to S$25,000 before accounting for property tax, maintenance contributions, and void periods. The actual yield achievable will vary significantly based on floor level (higher floors command premium rents), stack positioning (corner and facing-park units attract stronger tenant enquiry), and unit condition. Investors should conduct detailed comparisons against recent lettings of comparable four-bedroom units in neighbouring stacks to validate yields before purchase, and they must also factor in the 20% Additional Buyer's Stamp Duty applicable to second-property purchases, which materially affects the effective yield calculation.

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

At approximately S$620 per square foot (based on S$848,000 for a 1,367 sqft unit), 861A Tampines Avenue 5 sits within the mid-range for mature four-bedroom HDB flats in the Tampines precinct. Recent comparable sales of similarly-sized units along Tampines Avenue and adjacent streets have traded in a range of S$600 to S$650 per square foot, depending on remaining lease tenure, floor level, and facing orientation. Buyers should obtain a detailed valuation report from a property consultant or bank before proceeding, as per-square-foot comparisons must account for lease remaining, as older leases command modest discounts relative to fresher ones. The development's maturity and established facilities support the pricing, though individual units with superior floor levels or facing orientations may command a premium within the stated range.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I am a Singapore Citizen buying a second residential property at 861A Tampines Avenue 5?

If you are a Singapore Citizen purchasing a second residential property, you will incur Additional Buyer's Stamp Duty at 20% on the purchase price. For a unit priced at S$848,000, this translates to an ABSD liability of approximately S$169,600 in addition to standard conveyancing duties and legal fees. This 20% rate represents a significant upfront cost that materially affects the effective price you will pay and must be factored into your financing requirements; many buyers find that ABSD substantially increases the capital required at the point of acquisition. If you currently own an HDB flat elsewhere, selling that property within six months of purchasing at 861A may reduce or eliminate ABSD liability under certain conditions, so you should discuss the timeline and sequence of your transactions with a qualified conveyancer to optimise your stamp duty position.

Is there a lease decay risk at 861A Tampines Avenue 5, and how might this affect resale value in the future?

As an HDB development with a 99-year lease grant typical of public housing in Singapore, lease decay is theoretically present, but it has not manifested as aggressively in the HDB segment as in private markets. The Government's Building and Structural Retrofitting (BSR) programmes, combined with the entrenched demand for affordable public housing and active HDB mortgage availability even for properties with ageing leases, have historically cushioned HDB properties against steep value erosion as lease years reduce. However, buyers should ascertain the precise remaining lease tenure on any specific unit through HDB before purchase, as this figure influences financing terms, valuation, and future saleability. Generally, HDB flats with 80 years or more remaining have demonstrated minimal lease decay effects, whilst those dropping below 60 years may experience modest valuation pressure; given that 861A Tampines Avenue 5 is a mature estate, prospective buyers should conduct lease verification and, if concerned, factor in potential future lease top-ups (which HDB may permit under certain conditions) when evaluating long-term ownership suitability.

How does proximity to Tampines MRT Station (DT32) affect demand and capital appreciation for properties at 861A Tampines Avenue 5?

Proximity to Tampines MRT Station has been a consistent driver of residential demand and capital appreciation in the Tampines district, as rail connectivity to employment hubs, educational institutions, and leisure facilities across Singapore enhances the desirability and utility of the location. At approximately 10 minutes' walk or 850 metres from the station, 861A Tampines Avenue 5 sits within the optimal 'walk-friendly' catchment that attracts commuters, young professionals, and families prioritising transit convenience. Historically, HDB properties within 10 to 15 minutes of an MRT station have experienced stronger rental demand, lower void periods, and more resilient capital values compared to those further afield, as tenants are willing to pay a marginal premium for proximity to public transport. The Downtown Line connection at Tampines MRT, providing interchange to other lines, further reinforces the appeal; as Singapore's transport network continues to develop, stations like Tampines will likely see intensified focus on mixed-use development and urban regeneration, which can support long-term capital appreciation for nearby residential properties.

Which buyer profiles is 861A Tampines Avenue 5 best suited to, and why?

The development is ideally suited to several buyer personas. First-time HDB buyers will find the pricing accessible and the estate infrastructure well-established, reducing entry barriers and settlement risks. Upgraders stepping up from two or three-bedroom units will appreciate the four-bedroom layout and the additional flexibility for home offices, guest accommodation, or growing families. Investors exploring the HDB segment will recognise the established tenant demand, lower absolute entry price compared to private residential properties, and the proven capital preservation characteristics of mature estates in established precincts. Young professionals and relocated workers will value the convenient MRT access and comprehensive amenities, making the location suitable for both owner-occupation and rental investment. High-net-worth individuals seeking diversification into the HDB segment or a secondary family home will find the development's stability and location appealing, though they should factor ABSD costs if purchasing as a second property. For each profile, the key is validating that the specific unit (floor level, stack orientation, lease remaining) aligns with intended use and that financing headroom is comfortable after accounting for all upfront costs.

What TDSR headroom can I expect when financing a unit at 861A Tampines Avenue 5, and how does this affect my borrowing capacity?

The Total Debt Service Ratio (TDSR) framework caps total housing-related debt servicing (including the proposed mortgage, HDB loan, and other secured liabilities) at 60% of gross monthly income. For a unit priced at approximately S$848,000 with a typical 25-year mortgage at prevailing interest rates (assuming around 2.8% to 3.2%), monthly repayments would be in the region of S$3,400 to S$3,700, implying a minimum gross monthly household income of approximately S$5,700 to S$6,200 to remain within TDSR limits (before accounting for existing debts). Buyers with lower incomes, significant existing car loans or personal credit obligations, or those seeking to purchase with a single income may find their borrowing capacity constrained by TDSR, necessitating a larger cash deposit or consideration of a longer mortgage tenure. Conversely, dual-income households earning comfortably above S$7,000 monthly will typically find 861A Tampines Avenue 5 within their financing envelope and may have meaningful headroom for contingencies, renovations, or future financial flexibility. Prospective buyers should engage with a bank or HDB loan officer early to establish their precise borrowing capacity and to avoid disappointment after unit selection.

How does 861A Tampines Avenue 5 compare to other nearby HDB developments in Tampines in terms of value and positioning?

Within the broader Tampines HDB landscape, 861A Tampines Avenue 5 competes against other mature estates distributed along Tampines Avenue and parallel thoroughfares. Unlike newer Build-to-Order (BTO) launches, which target first-time buyers and command lower absolute prices but are located in newer precincts with less-established amenities, 861A and peer mature developments attract upgraders and investors drawn to established estate infrastructure, proven tenant demand, and historical capital stability. Per-square-foot pricing across mature Tampines HDB estates typically clusters between S$600 and S$650, with variations reflecting lease tenure, floor level, and unit orientation; 861A's current pricing sits competitively within this band. Compared to much older estates in Tampines (originally built in the 1980s or earlier), 861A may command a modest premium due to superior build quality and more recent refurbishment, whilst compared to the newest BTO launches, it offers immediate occupancy, established facilities, and proven resale history at a lower entry price. Buyers should evaluate not only absolute price but also specific unit positioning (floor level, stack, facing) relative to competing stock to identify genuine value differentials.

Which floor levels and stacks at 861A Tampines Avenue 5 typically offer the best value, and why?

Generally, mid-floor units (approximately levels 7 to 12) at 861A Tampines Avenue 5 offer strong value, as they command modest discounts relative to high-floor units whilst retaining good natural light, reduced noise from street-level traffic, and lower humidity penetration compared to ground-level or low-floor units. Mid-floor units also demonstrate good tenant appeal and rental yield characteristics, making them attractive for investor buyers. Corner units and those with park-facing or open-view orientations typically command a 5 to 10% premium over internal-facing units of equivalent size and floor level, reflecting the superior natural light, ventilation, and psychological benefit of outdoor vistas. Ground-floor and first-floor units can be significantly discounted, as they attract noise, reduced privacy, and lower natural light; these may suit investors able to command lower rental rates or owner-occupiers willing to sacrifice premium positioning for cost savings. Buyers seeking optimal value-for-money should target mid-level internal-facing units in less-premium stacks, which historically deliver strong rental yields and capital preservation at lower entry prices, whilst preserving the functional quality that defines 861A's appeal.

What future supply pipeline is planned for the Tampines district, and could this affect property values at 861A Tampines Avenue 5?

The Tampines district continues to feature in Singapore's long-term Housing and Development Board supply plans, with Build-to-Order launches anticipated over the coming years, typically targeting first-time buyers in new precincts. However, new supply primarily addresses first-time buyer demand; upgraders and investors seeking established estates with proven amenities remain in a distinct market layer less sensitive to new BTO announcements. The district has also benefited from ongoing commercial and infrastructure development, including retail expansions and transport network enhancements, which tend to support rather than undermine property values in mature residential precincts. Long-term demographic trends—ageing populations, smaller household sizes, and the continued attraction of well-serviced mature locations to young professionals—suggest sustained demand for family-sized HDB homes like those at 861A Tampines Avenue 5. Whilst new supply may modestly moderate price acceleration in the near term, the combination of limited new stock in established precincts, entrenched tenant demand, and the utility of transit-oriented mature locations positions 861A for resilient long-term capital preservation and continued investor interest.

Hdb Flat At 861A Tampines Avenue 5 — From S$719K