Type

Units

Min Area

Price Range

3 BR

1001 sqft

S$3,600/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$3,600.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$720 on this acquisition.
Located 12 min (960 m) from CR6 Tampines North MRT Station (U/C).

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.

638A Tampines Street 62: Established HDB Living in a Thriving Estate

638A Tampines Street 62 represents a solid opportunity within Singapore's long-established Tampines residential landscape. This HDB development is situated in one of the island's most mature and well-developed estates, offering buyers and renters access to a neighbourhood with proven infrastructure, established community networks, and comprehensive local services. The location combines the stability of an older estate with the ongoing evolution of Tampines as a vibrant mixed-use district.

Strategic Location and Transport Connectivity

The property sits approximately 12 minutes' walk from Tampines North MRT Station, which is currently under construction. This upcoming station represents a meaningful development for the area, as completion of this interchange will enhance connectivity across the east region and provide additional transport options for residents. The proximity to this new MRT infrastructure underscores the development's long-term locational advantage, positioning it favourably for capital appreciation once the station becomes operational.

Beyond the immediate MRT infrastructure, the area benefits from established bus connectivity, making it accessible to other parts of Singapore's east coast and central business districts. This multi-modal transport environment ensures that residents can navigate the island efficiently, whether commuting for work or accessing leisure and shopping destinations.

Neighbourhood Character and Facilities

Tampines Street 62 is situated within a neighbourhood characterised by strong civic infrastructure and mature community facilities. The area hosts schools, health centres, and local markets that have served the community for decades. Shopping facilities, including established heartland malls and market centres, are readily accessible within the estate, meeting everyday retail and dining needs without requiring travel beyond the immediate vicinity.

The development benefits from the social cohesion that long-established estates typically offer, with established void decks, community centres, and recreational spaces fostering resident interaction. Families and long-term residents particularly value the predictable, stable neighbourhood environment that mature estates provide.

Unit Specifications and Space

The development offers units configured to meet varied household compositions, with layouts ranging across different bedroom counts to accommodate first-time buyers, upgraders, and investment portfolios. Unit sizes demonstrate efficient space planning typical of modern HDB standards, with floor areas designed to maximise liveable space and functionality. Bathrooms and finishes reflect contemporary standards, ensuring that the property meets the expectations of today's discerning buyer and rental market.

Investment and Rental Market Potential

For investors evaluating HDB properties in eastern Singapore, this location offers compelling rental demand fundamentals. The estate's mature amenities, proximity to evolving transport infrastructure, and proximity to employment nodes across Singapore's east coast corridor support consistent tenant interest. Rental yields in this segment of Tampines have historically benefited from steady demand driven by families seeking affordable housing close to established schools and facilities.

The upcoming completion of Tampines North MRT Station may serve as a catalyst for rental market strengthening, as improved transport connectivity typically drives demand for residential properties within walking distance of new interchanges. Investors should view this property within the context of the broader 12-month to 24-month timeline for MRT station completion, which may support rental rate appreciation in the medium term.

Resale and Capital Appreciation Dynamics

HDB properties in Tampines have demonstrated stable resale performance over multi-year holding periods, supported by consistent demand from upgraders and the area's proven residential credibility. The property's leasehold tenure and remaining lease length will be important considerations for medium to long-term capital appreciation, particularly for investors planning holds beyond 15 to 20 years. Lease decay becomes increasingly material as the property approaches the sub-70-year threshold, which is a critical point for financing and resale valuation purposes.

The new MRT station represents a structural improvement to the area's transport value proposition, which should support property valuations over time. Properties within 800 to 1,200 metres of new MRT interchanges historically command rental premiums and retain stronger resale momentum compared to properties further afield.

Buyer Profiles and Suitability

This development appeals to several distinct buyer profiles. First-time buyers seeking entry into Singapore's property market will find the price point and established estate environment aligned with stepping-stone acquisition strategies. Upgraders moving from smaller units or relocating from other constituencies will appreciate the neighbourhood stability and proven amenities infrastructure. Investors focused on steady rental yields rather than aggressive capital gain will value the property's fundamental rental demand drivers, particularly the proximity to new transport infrastructure that should sustain tenant interest over the holding period.

Financing Considerations

Buyers should evaluate this property in the context of current HDB loan eligibility and Total Debt Service Ratio (TDSR) guidelines. Properties in this price band typically align with moderate financing requirements, allowing most eligible buyers to access Housing Development Board loans at competitive rates. Owner-occupiers will benefit from CPF withdrawal policies that support HDB purchase, whilst investors should model the property against their existing debt commitments to ensure TDSR compliance.

Market Position Within Tampines

The Tampines HDB market encompasses a broad range of properties spanning different tenure eras, sizes, and configurations. This particular location maintains competitive positioning by virtue of its established estate setting, upcoming transport connectivity, and proximity to core neighbourhood facilities. Buyers evaluating alternatives within the same constituency should consider how lease length, floor level, and unit configuration compare relative to properties in other street blocks, as these factors materially influence both rental yield and resale appreciation potential.

The east region's HDB landscape is characterised by strong underlying demand for owner-occupied and investment properties, supporting the fundamental resilience of valuations across established estates. Tampines' position as one of Singapore's largest and most diverse estates has historically underpinned steady demand dynamics, making it a lower-volatility segment of the overall HDB market.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 638A Tampines Street 62?

Rental yields for HDB properties in mature Tampines typically range between 2.5% and 3.5% gross annually, depending on unit size, configuration, and the specific floor level. This property's proximity to the under-construction Tampines North MRT Station positions it attractively for rental demand, as new transport infrastructure historically drives tenant interest and supports rental rate appreciation within a 12-month to 24-month horizon from station opening. Investors should model yields conservatively in the 2.5% to 3% range initially, with potential upside as MRT connectivity improves; however, actual yields will depend on the final purchase price, the exact bedroom and bathroom configuration, and prevailing market rental rates at the time of acquisition. Factors such as proximity to schools, established bus services, and the development's condition will also influence the property's ability to command premium rental rates within the estate's overall market.

How does the per-square-foot pricing at 638A Tampines Street 62 compare to recent HDB transactions in Tampines?

Tampines HDB properties have historically traded in a range of approximately S$650 to S$850 per square foot over the past 12 to 18 months, with variation driven by floor level, unit type, remaining lease length, and proximity to transport and amenities. The final per-square-foot valuation of 638A Tampines Street 62 units will be determined by market pricing at time of sale, but the property's position within an established estate with incoming MRT connectivity supports its positioning within the mid-to-upper quartile of the Tampines market. Buyers should conduct recent comparable sales analysis across neighbouring street blocks and similar configurations to benchmark whether specific units offer value relative to the broader Tampines inventory. The property's walk distance to Tampines North MRT (currently under construction) will likely command a modest pricing premium relative to properties further from this new interchange, reflecting the market's forward-looking valuation of transport connectivity benefits.

What Additional Buyer's Stamp Duty implications should a Singapore Citizen second-property buyer consider?

Singapore Citizens purchasing 638A Tampines Street 62 as a second residential property will be subject to Additional Buyer's Stamp Duty (ABSD) at the rate of 20% on the purchase price. For example, a purchase at S$400,000 would incur ABSD of S$80,000 on top of standard Buyer's Stamp Duty. This is a significant cost that must be factored into the total acquisition outlay and financing requirements; buyers should engage a conveyancing solicitor to understand the full stamp duty position, as ABSD materially impacts the investment return profile and financing headroom for second-property acquisitions. It is worth noting that the ABSD regime may be subject to future policy adjustments, and buyers should verify current rates with the Inland Revenue Authority of Singapore (IRAS) or a qualified tax advisor at the time of purchase to ensure they are working with the most current regulations.

What is the lease decay risk for properties at 638A Tampines Street 62, and how might it affect resale value?

The remaining lease length of any unit at 638A Tampines Street 62 is a critical factor in resale value and financing eligibility. HDB leasehold properties begin to experience material valuation decline as the remaining lease approaches the sub-70-year threshold, at which point both bank financing and buyer demand become constrained. Properties with remaining leases of 70 years or more typically command stronger resale pricing and maintain greater financing flexibility. Buyers should verify the exact lease end date before purchase, as a property with only 70 years remaining will be significantly less attractive than one with 80 or 90 years remaining, both from a financing and long-term capital appreciation perspective. Lease decay accelerates in the final 20 to 30 years of tenure, meaning that investors and upgraders planning holds beyond 15 to 20 years should carefully model the long-term resale impact of declining lease length on the property's valuation trajectory.

How will the under-construction Tampines North MRT Station affect demand and capital appreciation for this development?

Tampines North MRT Station, currently under construction, is expected to become operational within the next 24 to 36 months and represents a transformational transport upgrade for the eastern district. Properties within walking distance (typically 800 to 1,200 metres) of new MRT interchanges historically experience enhanced rental demand, stronger tenant quality, and capital appreciation premiums of 5% to 15% once the station opens and becomes fully integrated into commuter routines. 638A Tampines Street 62, sitting approximately 12 minutes' walk from the station, is well-positioned to benefit from this connectivity improvement, with both owner-occupiers and investors gaining access to a broader employment catchment and improved island-wide mobility. The completion of this station is particularly significant for Tampines, as it will create an additional interchange node and improve east-west connectivity across Singapore's eastern corridor. Buyers should view the near-term period before and immediately after MRT station opening as a window in which property valuations may appreciate materially; however, much of this benefit may already be priced into current market expectations, so buyers should not assume explosive capital gains but rather view the MRT station as a stabilising force that supports fundamental demand and rental yield over the medium to long term.

Is this property suitable for first-time buyers, upgraders, or investors—or does it appeal equally to all three profiles?

638A Tampines Street 62 appeals to all three buyer profiles, though with slightly different emphasis for each. First-time buyers will value the established estate environment, proven neighbourhood infrastructure, and accessibility to schools and markets; the property's location in a mature, stable district is particularly reassuring for those entering the Singapore property market for the first time. Upgraders relocating within or from other constituencies will appreciate the balance of affordability, space, and established amenities, making Tampines an attractive middle-market choice. Investors focused on rental income generation will view the property's proximity to forthcoming MRT infrastructure, established tenant demand in the estate, and relatively stable resale market as supportive of both yield and capital retention. All three buyer types should conduct detailed financial modelling specific to their circumstances—first-timers focusing on CPF eligibility and financing headroom, upgraders comparing this location to alternative constituencies and estate types, and investors assessing rental yield against purchase price and the timeline to MRT completion.

What TDSR and financing headroom considerations should buyers model at typical price points for this development?

Buyers should model Total Debt Service Ratio (TDSR) compliance carefully when evaluating purchases at 638A Tampines Street 62, as TDSR limits are capped at 55% of gross monthly income for HDB property acquisitions. At typical purchase prices for this estate and unit type, buyers will need gross monthly incomes of approximately S$7,000 to S$9,000 or higher to comfortably access financing with headroom for other debt commitments. For example, a purchase price of S$400,000 with a 20-year loan tenure at prevailing interest rates (approximately 2.5% to 3%) would generate monthly mortgage servicing of approximately S$1,800 to S$2,000, requiring a gross income of approximately S$3,300 to S$3,600 to remain within TDSR limits; however, most buyers carry other debt (car loans, credit cards, personal loans), which further erodes available TDSR headroom. Owner-occupiers should engage a financial advisor or bank to model TDSR at their specific income level and debt position. Investors purchasing with CPF (where available) or cash should focus on rental yield and capital preservation rather than TDSR, but should still model all costs (property tax, maintenance, agent fees, potential vacancy periods) against expected gross rental income to ensure positive cash flow.

How does 638A Tampines Street 62 compare to nearby competing HDB developments in the Tampines area?

Tampines encompasses numerous HDB street blocks and precincts, each with distinct characteristics influencing competitive positioning. Properties on Tampines Street 62 compete directly with units on adjacent street blocks (Tampines Street 61, 63, and surrounding blocks) as well as more distant estates within the broader Tampines constituency. The primary competitive differentiators are proximity to the under-construction Tampines North MRT Station (which 638A Tampines Street 62 enjoys at approximately 12 minutes' walk), remaining lease length (which varies by block and year of construction), floor level and unit configuration, and proximity to specific schools or neighbourhood anchors. Generally, properties closer to the new MRT station command modest pricing premiums and higher rental demand compared to those further afield. Within the immediate vicinity, properties on higher floors or in better-maintained blocks may command higher valuations. Buyers should conduct a systematic comparison of recent sold/rented units across multiple Tampines street blocks to understand whether 638A Tampines Street 62 offers superior value or represents fairly-priced positioning relative to the broader Tampines HDB market; the MRT proximity advantage is real but is likely already reflected in current market pricing expectations.

Are certain unit stack or floor levels at 638A Tampines Street 62 likely to offer better value or appreciation potential?

Lower to mid-floor units (levels 2 to 8) at 638A Tampines Street 62 typically offer the best value proposition for most buyers, as they command lower pricing than higher floors whilst retaining full functionality and avoiding the potential noise and exposure issues associated with ground-level units. Mid-floor units (levels 5 to 12) are increasingly popular with rental investors, as they appeal to tenants seeking quieter environments with moderate natural light; these floors command rental premiums of 5% to 10% relative to lower levels in most estates. Higher floors (levels 15+) attract premium pricing from owner-occupiers willing to pay for views and reduced street-level noise, but this premium is not always recoverable upon resale in the HDB market, making higher floors potentially less attractive for investors focused on capital appreciation. Buyers should evaluate unit stack (which side of the block faces MRT, amenities, or busy roads) alongside floor level, as stack location often influences natural light, ventilation, and views more than floor level alone. For value-conscious buyers, mid-floor units in average stacks represent the optimal balance of affordability and rental appeal; for investors, mid-floor positioning supports both tenant demand and reasonable entry pricing, whereas premium higher floors may require longer holding periods to justify the entry premium.

What future supply pipeline exists in Tampines and the eastern region that might affect long-term property values?

Tampines remains a mature estate with limited large-scale new HDB supply anticipated in the immediate pipeline, though Singapore's broader Housing Development Board plans typically include phased infill and replacement projects across ageing precincts. The eastern region is expected to benefit from strategic MRT and transport investments, including the Tampines North MRT Station now under construction, which will likely anchor new mixed-use developments and residential projects in surrounding areas. However, the vast majority of new HDB supply in coming years is anticipated to be concentrated in emerging growth districts (Tengah, Woodlands East, Sengkang) rather than mature estates like Tampines. This supply constraint in established areas typically supports the stability and gradual appreciation of existing HDB properties, as undersupply of reasonably-priced units in desirable mature precincts drives sustained demand. Buyers of 638A Tampines Street 62 should view the property within the context of Tampines' mature market positioning—this is not an emerging growth area, but rather an established estate with proven resilience and limited direct supply competition from new HDB launches. The lack of major new supply in the immediate vicinity is generally a positive signal for long-term capital retention and modest appreciation for owner-occupiers and investors alike.

Hdb Flat At 638A Tampines Street 62 — From S$3,600