Type

Units

Min Area

Price Range

Other

250 sqft

S$900/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$900.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
Located 9 min (750 m) from EW2 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.

247 Tampines Street 21: Central HDB Living in a Mature East Coast Estate

247 Tampines Street 21 represents a compelling housing opportunity within one of Singapore's most established residential precincts. Positioned in the heart of Tampines, this development offers straightforward, practical living for households seeking accessibility to transport, retail, and community infrastructure without the premium pricing of newer launch projects. The location exemplifies the value proposition that mature HDB estates continue to deliver to buyers and tenants alike across Singapore's East Coast corridor.

Strategic Location and Transport Connectivity

Situated approximately nine minutes' walk from Tampines MRT station, 247 Tampines Street 21 benefits from exceptional public transport connectivity. The East-West Line station serves as a major transit hub, offering direct access to Changi Airport, the central business district, and residential areas spanning the eastern and western reaches of the island. This proximity to a major MRT interchange translates into meaningful time savings for commuters, particularly those working in Marina Bay or the city centre, whilst also supporting the property's appeal to both owner-occupiers and rental investors seeking stable tenant demand.

The accessibility of Tampines MRT station has historically anchored property values across the precinct, as transport convenience remains one of the most significant drivers of residential desirability in Singapore's housing market. Developments within this catchment consistently demonstrate resilient resale demand and competitive rental yields, reflecting the long-term utility of the location. Buyers and tenants prioritising straightforward commute times to employment centres find this address particularly attractive.

Neighbourhood Character and Community Infrastructure

Tampines has matured into a self-contained residential township with comprehensive amenities spanning retail, dining, healthcare, and education. The estate features multiple shopping centres, wet markets, and food courts serving the daily needs of residents across all age groups. Proximity to primary and secondary schools, polyclinics, and community centres ensures that families can access essential services within convenient distances, reducing reliance on private transport for routine activities.

The neighbourhood's evolution over several decades has established a stable, family-oriented community character that appeals to a broad demographic. Long-term residents benefit from predictable rental demand driven by the estate's accessibility and service density. The maturity of the precinct means that housing stock is well-established, neighbourhoods are fully formed, and competition from new launches is limited—factors that tend to support steady rather than speculative appreciation patterns.

Property Type and Market Positioning

As an HDB flat, 247 Tampines Street 21 occupies a distinct position within Singapore's housing market, offering the combination of affordability and ownership security that has made public housing the primary tenure for generations of Singaporean families. HDB properties typically command lower quantum entry prices than private residential alternatives, enabling younger buyers, upgraders from smaller units, and investment-focused purchasers to accumulate property assets without excessive leverage. The structure of HDB financing through the Central Provident Fund (CPF) also enhances accessibility for first-time buyers relative to private property acquisition.

For investment-minded purchasers, HDB flats in accessible locations such as this have historically delivered steady rental yields reflecting consistent tenant demand. The structure of HDB leases and the regulatory framework governing their sale and rental provide a degree of transparency and predictability that appeals to conservative investors seeking income-generating assets rather than speculative appreciation.

Investment Considerations and Rental Market Dynamics

Properties within the Tampines precinct attract tenants across multiple demographic segments: young professionals commuting to the city centre, families seeking affordable suburban living with good schools, and overseas executives seeking short-term accommodation. The breadth of tenant appeal supports stable occupancy rates and competitive rental returns. Current market rental yields for HDB flats in established East Coast locations typically range between 3% and 5%, depending on unit specifications, condition, and precise location within the estate.

Second-property purchasers should be aware that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% on the purchase price of a second residential property acquired by a Singapore Citizen. This duty materially increases the total acquisition cost and should be factored into investment appraisals and cash flow projections. The effective yield comparison with other investment classes becomes more favourable when viewed over extended holding periods that allow the ABSD cost to be amortised across multiple years of rental income.

Financing and Affordability Profile

HDB properties benefit from CPF eligibility and Housing Development Board financing schemes, which typically offer competitive interest rates and extended loan tenures compared to private bank mortgages. Owner-occupiers can drawdown from both their Ordinary and Special Accounts to fund purchases, whilst investors can utilise CPF Ordinary Account funds subject to applicable caps and the property value threshold. The total debt servicing ratio (TDSR) framework, which caps monthly debt obligations at 60% of gross income, remains the binding constraint for most purchasers utilising leverage.

At typical price points for properties in this development, buyers with moderate household incomes can generally access financing with manageable leverage, though this remains subject to individual financial circumstances and existing debt obligations. First-time buyers benefit from concessionary ABSD rates, whilst upgraders migrating from smaller HDB units to larger configurations enjoy exemptions on duty payable if the former property is retained within the family or relinquished within stipulated timeframes.

Comparative Market Positioning

Within the Tampines precinct and adjacent areas such as Pasir Ris and Bedok, HDB flats represent the dominant housing type, creating a competitive rental and resale market where pricing reflects supply, demand, and relative locational advantages. Properties closer to the MRT station and shopping centres command premiums relative to peripheral locations. The depth of comparable transactions across Tampines enables appraisers and buyers to benchmark pricing against recent evidence of market value, reducing information asymmetries and supporting confidence in transactional fairness.

Competing developments within the same MRT catchment typically offer similar accessibility and amenity profiles, meaning that unit-specific attributes—floor level, condition, unit layout, and facing direction—become more material differentiators. Buyers and investors benefit from the ability to compare multiple options across the precinct before committing capital.

Long-Term Value Proposition

Mature HDB estates in accessible locations have historically demonstrated resilience through economic cycles, as the combination of affordability, transport connectivity, and community infrastructure sustains underlying demand from successive waves of buyer cohorts. Whilst appreciation rates may lag newer launch projects or prime private residential pockets, the stability of returns and accessibility of entry prices position HDB properties as foundational holdings within diversified residential portfolios.

The regulatory framework governing HDB resale and rental, combined with transparent transactional data published by the Urban Redevelopment Authority, provides purchasers with reliable reference points for decision-making. Properties at 247 Tampines Street 21 represent practical, liquid housing assets in a location that has already demonstrated sustained utility and market acceptance across multiple generations of occupation.

Frequently Asked Questions

What rental yield can investors realistically expect from an HDB property at 247 Tampines Street 21?

HDB flats in well-located Tampines precincts typically generate gross rental yields in the range of 3% to 5% annually, depending on unit size, condition, and floor level. The stability of tenant demand in this established neighbourhood, supported by proximity to the MRT and comprehensive amenities, tends to support consistent occupancy rates that enable investors to realise yields within this band. Second-property purchasers must account for the 20% ABSD applied to acquisition costs when calculating net investment returns, as this cost materially reduces effective yield in the first several years of ownership until amortised across accumulated rental income. Conservative investors typically model a 3.5% gross yield assumption for financial planning purposes, adjusting downward to net yield once financing costs, maintenance expenses, and property taxes are deducted.

How does the pricing per square foot at 247 Tampines Street 21 compare to recent transactions in the same estate and surrounding areas?

Recent HDB transactions across the Tampines estate have transacted at price points broadly clustering between S$4,500 and S$5,500 per square metre, with variation reflecting unit size, condition, floor level, and facing direction. Properties closer to the MRT station and shopping centres command premiums at the higher end of this range, whilst peripheral locations trade at discounts. The Urban Redevelopment Authority publishes transactional data for HDB resale properties that enables direct benchmarking of any specific unit at 247 Tampines Street 21 against comparable sales within the same block and adjacent addresses. Consulting recent sold transactions for units of similar size and condition within the same development provides the most reliable basis for assessing whether current listing prices represent market value. Buyers are advised to review at least five recent comparable sales before committing to offer, ensuring that pricing reflects current market sentiment rather than historic data.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a Singapore Citizen purchasing a second residential property at this development?

Singapore Citizens acquiring a second residential property are liable for ABSD calculated at 20% of the purchase price, payable at the time of execution of the transfer document. For a purchase price of S$450,000, for example, ABSD would amount to S$90,000, materially increasing the total cost of acquisition beyond the headline purchase price. This duty is significantly more onerous than the stamp duty applicable to first purchases (which enjoys concessionary treatment) and necessitates careful cash flow and net present value analysis to confirm that the investment case remains attractive after ABSD is accounted for. Buyers should factor the ABSD cost into their financing plans and ensure that total leverage (purchase price plus ABSD) remains within acceptable debt servicing ratios and CPF/cash availability thresholds. Professional financial advice is strongly recommended to optimise the structure of acquisition and confirm tax efficiency.

Does lease decay represent a significant resale value risk for HDB properties at 247 Tampines Street 21?

HDB flats are granted on 99-year leases from their date of completion, meaning that the lease tenure of any unit at 247 Tampines Street 21 depends on its year of construction. Lease decay does not materially affect resale value until the remaining lease drops below 60 years; most HDB properties in the Tampines precinct, being completed in the 1980s and 1990s, currently enjoy leases in the 50-70 year range and will eventually face lease tenure constraints that compress valuation multiples. The government's Home Improvement Programme (HIP) and potential future lease renewal schemes may offer pathways to extend lease tenure, though these remain policy-contingent and not guaranteed. Buyers with long investment horizons should confirm the specific lease tenure of their intended unit and model the impact of gradual lease decay on assumed resale values in 20-30 years' time. For owner-occupiers planning to live in the property until old age, lease tenure is typically less material; for investors, lease decay becomes increasingly relevant in long-term value projections.

How does proximity to Tampines MRT station affect long-term demand and capital appreciation for properties in this development?

Transport accessibility is consistently identified by market research as one of the primary value drivers for residential property in Singapore, and Tampines MRT station's status as a major interchange serving the East-West Line (with connections to Circle Line via upcoming extensions) supports sustained demand from owner-occupiers and tenants. Properties within 10 minutes' walk of the MRT typically command 10-15% premiums relative to peripheral locations, reflecting buyers' willingness to pay for commute time savings and mobility convenience. Historical transaction data across Tampines demonstrates that MRT-proximate properties have outperformed more peripheral HDB stock during demand cycles, though absolute appreciation rates remain modest relative to landed or prime private residential segments. The location at 247 Tampines Street 21 is positioned to capture sustained demand from commuters and families prioritising accessibility, which tends to support stable resale values and predictable rental demand irrespective of broader market sentiment. Future transport enhancements—such as new MRT lines or bus rapid transit initiatives—are unlikely to materialise in this mature precinct, so current transport accessibility is a stable rather than appreciating asset characteristic.

Is 247 Tampines Street 21 more suitable for owner-occupiers, upgraders, first-time buyers, or investment-focused purchasers?

This development appeals across multiple buyer profiles for distinct reasons. First-time buyers benefit from the affordable quantum, MRT accessibility, and CPF eligibility that reduces capital outlay requirements relative to private residential alternatives. Upgraders migrating from smaller HDB studios or two-room units find appealing value in larger configurations within the same neighbourhood, often retaining geographical continuity with existing social networks and community ties. Owner-occupying families appreciate the combination of school proximity, shopping convenience, and transport accessibility that supports raising children in the precinct. For investors, the stable rental demand, transparent pricing mechanisms, and straightforward financing arrangements make HDB properties reliable income generators, though capital appreciation potential is modest compared to private residential or land-intensive segments. High-net-worth individuals and owner-occupiers seeking prestige or status typically gravitate toward private residential developments, making the HDB segment less aligned with luxury-motivated purchasers. The broad appeal of 247 Tampines Street 21 across multiple segments supports liquidity and resilience across market cycles.

What TDSR and financing headroom should a typical household expect when purchasing at this development?

The Total Debt Servicing Ratio (TDSR) framework caps monthly debt obligations (inclusive of mortgages, car loans, credit card balances, and other liabilities) at 60% of gross household income. For a household with combined gross income of S$8,000 monthly, the allowable debt service capacity is approximately S$4,800 per month, which translates to a maximum borrowing capacity of roughly S$600,000-700,000 depending on loan tenure and prevailing interest rates. At typical purchase prices for HDB flats in the Tampines precinct ranging from S$400,000 to S$550,000, most dual-income households with moderate earning power can secure financing with manageable leverage, often carrying loan-to-value ratios of 70-80% with CPF and cash combinations. Single-income households and those with existing debt obligations may find TDSR constraints more restrictive, necessitating larger down payments or extended loan tenures to achieve acceptable monthly service costs. Purchasers are advised to obtain mortgage pre-approval from the Housing Development Board or approved financial institutions before initiating offers, confirming that their financing headroom accommodates the target property without excessive leverage or exposure to interest rate shocks.

How does 247 Tampines Street 21 compare to competing HDB developments in the Tampines precinct and adjacent areas?

The Tampines estate encompasses numerous HDB developments built across multiple decades, creating a mature competitive landscape where newer stock (such as blocks in the northern reaches near Tampines North MRT) increasingly competes with older blocks closer to the traditional town centre. Competing developments in the immediate vicinity offer similar accessibility to the MRT and town centre, meaning that pricing differentials typically reflect unit-level factors such as condition, layout, floor level, and facing direction rather than development-level advantages. Properties in newer precincts such as Pasir Ris or Yung Ho offer potentially lower purchasing prices but trade at the cost of greater distance from established shopping and employment hubs. Buyers comparing options across the Tampines precinct benefit from consulting recent transactional data for multiple blocks before deciding, as the density of comparable sales enables confident benchmarking. 247 Tampines Street 21's positioning within the established town centre precinct, with close MRT and shopping access, typically commands modest premiums relative to peripheral alternatives, justifying slightly higher per-square-metre pricing for location-conscious purchasers.

Are specific unit stacks, floor levels, or orientations at 247 Tampines Street 21 likely to command better value or investment returns?

Within HDB blocks, properties on mid-to-upper floors (typically storeys 10-18) command premiums of 10-15% relative to lower storeys, reflecting reduced street noise, improved natural light, and enhanced privacy perceptions. Units facing major roads experience greater noise and dust exposure and trade at modest discounts, whilst those overlooking parks or quieter internal roads command premiums. Corner units with multiple external walls and natural light tend to achieve better valuations than interior units with limited ventilation. For investment yield, differences in annual rental income between optimally positioned units and less favourable alternatives are typically modest (1-2% variance), meaning that investment returns are more sensitive to purchase price and holding period than to specific stack positioning. Owner-occupiers should prioritise floor level, facing direction, and unit layout according to personal preferences and lifestyle factors, as these attributes directly influence daily living satisfaction. Buyers should inspect multiple comparable units across different storeys and orientations before committing, gaining visceral experience of light quality, ventilation, and noise profiles across the range of available options at the development.

What is the outlook for future new housing supply in Tampines and surrounding districts, and how might this affect property values?

The Tampines precinct is a mature, fully developed residential estate where greenfield supply opportunities are extremely limited; future housing growth in the broader East Coast region is increasingly concentrated in newer precincts such as Tampines North, Pasir Ris, and coastal-adjacent areas. Government planning frameworks suggest that whilst incremental HDB supply may continue across various estates, the scale of new launches is unlikely to materially depress existing stock in established precincts. The combination of limited new supply, sustained transport accessibility, and the fact that successive buyer cohorts continue to view mature estates as entry-level housing suggests that properties at 247 Tampines Street 21 are unlikely to face demand destruction from new competition. Historical evidence indicates that mature HDB estates in accessible locations have retained value and demand through successive housing cycles, as owner-occupiers and investors consistently view them as stable, liquid assets. Future policy shifts such as major new transport infrastructure or large-scale commercial development could theoretically shift demand patterns, but such shifts are difficult to forecast and typically require 10+ year planning horizons to materialise.

Hdb Flat At Tampines Street 21 — From S$900