Type

Units

Min Area

Price Range

3 BR

1399 sqft

S$748K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$748K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.
Located 8 min (640 m) from DT33 Tampines East 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?

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298 Tampines Street 22: A Established HDB Community in East Singapore

Located in the heart of Tampines, 298 Tampines Street 22 represents a well-established public housing development offering a range of residential units suited to diverse buyer profiles. The address places residents within a vibrant East Singapore neighbourhood characterised by strong amenities, educational institutions, and a mature residential community. This HDB project has established itself as a stable choice for owner-occupiers, upgraders, and investors seeking exposure to one of Singapore's most developed residential zones.

Location and Transport Connectivity

The development sits approximately 640 metres from Tampines East MRT station on the Downtown Line, a walking distance of roughly eight minutes that affords residents seamless access to Singapore's broader rapid transit network. This proximity to DT33 Tampines East significantly enhances commuting flexibility for workers across the island, whether heading towards the Central Business District, Changi Airport, or secondary employment nodes in the east. The MRT station serves as a crucial node connecting Tampines to Bukit Batok in the west and Expo in the south, making the location particularly attractive for professionals with diverse workplace locations.

Beyond rail transport, the neighbourhood benefits from comprehensive bus connectivity, with multiple service routes traversing Tampines Street and connecting to nearby shopping centres, industrial parks, and residential enclaves. The development's maturity means that local infrastructure, from retail to healthcare, has been well-established over decades, reducing the uncertainty often associated with newer estates.

Unit Mix and Living Space

The project encompasses a variety of flat types, with three-bedroom units forming a substantial portion of the current inventory. These units typically span around 1,400 square feet or more, providing ample living, dining, and sleeping accommodation for families seeking practical, well-proportioned homes. The configuration suits upgraders moving from smaller two-bedroom units, young families establishing primary residences, and multigenerational households requiring distinct zones for privacy and comfort.

Larger unit types at the development offer even greater spatial flexibility, appealing to buyers prioritising space over footprint efficiency or those requiring dedicated study areas, guest bedrooms, or home office facilities. This variety ensures that the project caters to a broad spectrum of household compositions, from young professionals to established families.

Market Position and Pricing Context

Pricing across the development reflects the maturity of both the project and the Tampines HDB resale market more broadly. Units are positioned competitively relative to comparable three-bedroom and larger flats across the eastern zone, with transaction values reflecting demand fundamentals driven by location, accessibility, and neighbourhood character. The price per square foot remains reasonable for the district, particularly given the proximity to a functioning MRT station and the comprehensive amenities ecosystem surrounding the development.

For second-property purchasers classified as Singapore Citizens, it is essential to account for the Additional Buyer's Stamp Duty at the current rate of 20%, which materially impacts total acquisition cost and requires careful financial planning. This 20% ABSD applies to the purchase price and must be factored into investment yield calculations and overall property appreciation expectations.

Investment Yield and Rental Demand

The Tampines district continues to demonstrate robust rental demand driven by the steady influx of young professionals, expatriate families, and middle-income households seeking affordable, well-connected residential accommodation. Properties at 298 Tampines Street 22 have historically attracted tenants valuing the proximity to Tampines East MRT and the neighbourhood's comprehensive amenities, including shopping malls, food courts, and schools. Estimated rental yields for three-bedroom units in this location typically range from 2.5% to 3.5% gross, depending on market conditions and specific unit characteristics, providing a reasonable income stream for investors prepared to undertake the landlord obligations associated with residential letting.

The relative affordability of units at this development compared to private residential alternatives in comparable locations strengthens the tenant pool, as prospective renters often prioritise value and transport access over premium fixtures. Investor demand remains steady, particularly from those seeking exposure to the east corridor without the elevated acquisition costs of newer, more premium developments.

Neighbourhood Amenities and Lifestyle

Tampines has matured into one of Singapore's most self-sufficient residential towns, with shopping, dining, and recreation options spanning multiple generations of retail development. VivoCity, Tampines Mall, and Century Square provide comprehensive retail and dining experiences, whilst hawker centres throughout the estate offer affordable, authentic local cuisine. Educational institutions serving all levels from primary through junior college ensure families have accessible schooling options within walking or short travel distances.

The neighbourhood's parks, community centres, and sports facilities offer residents diverse recreational outlets, whilst the mature tree-lined streets and established greenery contribute to a pleasant living environment. The stability and self-containment of Tampines as an estate reduce reliance on travel for everyday necessities, a factor particularly valued by families and older residents.

Capital Appreciation and Market Dynamics

The Tampines HDB resale market has historically demonstrated steady appreciation aligned with broader Singapore housing market cycles, supported by strong underlying demand fundamentals and limited new HDB supply in the zone. The proximity to DT33 Tampines East MRT continues to underpin long-term capital appreciation potential, as transport-linked properties typically command resilience during market downturns and benefit disproportionately during growth phases. However, like all HDB properties, units at 298 Tampines Street 22 are subject to lease decay effects as the development ages; properties with remaining lease terms below 80 years may experience accelerated depreciation trajectories and potential refinancing challenges with mortgage lenders.

Prospective purchasers should verify the precise remaining lease tenure of their target unit and consider how declining lease term may affect future resale marketability and financing capacity. The development's age and established community status position it favourably relative to very new estates that may face supply pressures, but purchasers must weigh this against long-term lease considerations.

Suitability for Different Buyer Profiles

First-time homebuyers benefit from the project's affordability relative to private residential equivalents and the comprehensive neighbourhood infrastructure that reduces the risk profile of entry-level purchases. Upgraders moving from smaller units appreciate the additional space and the accessibility benefits of the MRT location. Investors seeking yield-generating assets with manageable acquisition costs and predictable tenant demand find Tampines an attractive market, provided they account for stamp duty obligations and lease-related factors in their financial modelling.

High-net-worth individuals may find the project less aligned with premium aesthetic or amenity expectations but could appreciate its investment stability and rental cash flow characteristics as a portfolio diversification element.

Financing and Loan Serviceability

Most purchasers at this development utilise Housing and Development Board financing or bank mortgages secured against the property. At typical price points for units in this development, Total Debt Servicing Ratio considerations generally permit substantial loan amounts, though individual serviceability depends on household income, existing obligations, and lender assessment criteria. Prospective buyers should engage financial advisors to model TDSR headroom and ensure repayment capacity across varying interest rate scenarios, particularly given the volatility of Singapore's mortgage environment in recent years.

Second-property purchasers must account for the 20% ABSD in their financing calculations, as this upfront cost materially affects available borrowing capacity and cash reserves required at completion.

Comparison to Nearby Developments

The Tampines east zone hosts several competing HDB estates of similar vintage and profile, including properties on Tampines Street itself and adjacent blocks offering comparable specifications at broadly similar price levels. Properties nearer to Tampines MRT station (DT32) may command modest premiums due to marginally shorter walking distances, whilst developments further from rail infrastructure typically transact at relative discounts. The maturity of 298 Tampines Street 22 as an established, well-serviced block positions it competitively within this local peer set, with no significant disadvantages relative to immediate neighbours and clear advantages relative to older, more distant blocks lacking convenient transport links.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom unit at 298 Tampines Street 22?

Gross rental yields for three-bedroom units at this development typically range from 2.5% to 3.5%, depending on specific unit characteristics, market conditions, and tenant composition. The proximity to Tampines East MRT and the neighbourhood's comprehensive amenities—including shopping centres, food courts, and schools—sustain steady tenant demand, particularly from young professionals and middle-income households seeking affordable, well-connected accommodation. Prospective investor-purchasers should account for the Additional Buyer's Stamp Duty at 20% (for Singapore Citizens purchasing a second property) when calculating true net yield after acquisition costs, as this upfront expense materially impacts overall return on investment calculations.

How does the price per square foot at 298 Tampines Street 22 compare to recent HDB transactions in Tampines?

Units at 298 Tampines Street 22 are positioned competitively within the Tampines HDB resale market, with per-square-foot pricing reflecting the development's established status, proximity to Tampines East MRT, and mature neighbourhood amenities. Recent three-bedroom transaction data across Tampines generally indicates price per square foot ranging from approximately S$530 to S$620, depending on floor level, specific block location, and remaining lease tenure. This development sits within the mid-range of that spectrum, offering value relative to newer or better-positioned blocks whilst maintaining premium relative to older properties in less accessible locations; however, individual unit pricing varies significantly based on facing direction, ceiling height, renovation status, and proximity to lift or stairwell.

What is the Additional Buyer's Stamp Duty impact on second-property purchases at this development?

Singapore Citizens purchasing a second residential property must pay Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, in addition to the standard conveyancing stamp duty. For a unit transacting at S$748,000, this 20% ABSD equates to S$149,600 in upfront duty payable at completion, substantially increasing total acquisition cost beyond the purchase price alone. This duty requirement necessitates careful financial planning to ensure sufficient liquid capital is available at settlement and affects the overall return-on-investment calculations for investor-purchasers. First-time homebuyers are exempt from ABSD, making the ownership structure and prior residential property history crucial to understanding the true cost of acquisition.

What lease decay risks should I consider before purchasing at 298 Tampines Street 22?

As a mature HDB development, the remaining lease tenure of any target unit requires careful scrutiny, as lease decay materially impacts both resale value and mortgage lending capacity. Properties with remaining lease terms below 80 years typically experience accelerated depreciation trajectories, as potential buyer pools shrink and financial institutions become increasingly reluctant to lend against shorter-lease securities. The development's age means some blocks may already be approaching or within ranges where refinancing or future resale becomes complicated; prospective purchasers must verify the exact remaining lease term of their target unit and consider whether projected lease length aligns with their holding period and exit strategy. Engaging a conveyancing professional to review lease remaining calculations and potential HDB refurbishment or lease extension eligibility is essential prior to commitment.

How does proximity to Tampines East MRT station affect demand and capital appreciation for units here?

The eight-minute walking distance to Tampines East MRT station (DT33, Downtown Line) significantly enhances both tenant appeal and long-term capital appreciation potential, as transport-linked properties typically demonstrate superior resilience during market downturns and accelerated appreciation during growth phases. MRT accessibility reduces reliance on private car ownership, a factor increasingly valued by younger demographics and expatriate tenant pools who prioritise connectivity and cost efficiency. Historically, properties within 400–600 metres of functioning MRT stations command premiums of 8–15% relative to comparable units further from transit, though this premium can vary with market cycle and broader property sentiment; the development's established location within this optimal transport envelope positions it favourably for sustained demand and gradual capital growth across extended holding periods.

Is 298 Tampines Street 22 suitable for first-time homebuyers, upgraders, and investors?

The development serves all three buyer profiles effectively, albeit with distinct value propositions for each segment. First-time homebuyers benefit from affordable pricing relative to private residential equivalents, comprehensive neighbourhood infrastructure reducing entry-level risk, and accessibility to both amenities and workplaces via Tampines East MRT, making the project an attractive primary residence stepping stone. Upgraders transitioning from smaller units appreciate the additional spatial flexibility offered by three-bedroom and larger configurations and the convenience of a mature estate with established schools, shopping, and dining options. Investors prioritising rental yield and cash flow find strong tenant demand sustained by the location's affordability and transport connectivity, though they must factor the 20% ABSD and long-term lease implications into financial modelling. Each profile requires different weightings on resale potential, rental marketability, and capital growth, but the development accommodates all three perspectives competently.

What TDSR and financing headroom should I expect at typical price points for units here?

Most purchasers at this development utilise Housing and Development Board financing or bank mortgages, with loan-to-value ratios typically reaching 80–90% of valuation for eligible borrowers. At representative price points around S$748,000, purchasers with household incomes of S$10,000–S$12,000 monthly (combined, where applicable) would typically satisfy Total Debt Servicing Ratio requirements permitting loans in the S$550,000–S$650,000 range, leaving cash equity requirements of S$100,000–S$150,000 depending on lender criteria and existing obligations. Second-property purchasers must reserve an additional 20% ABSD (approximately S$150,000 on S$748,000) in liquid capital at completion, materially reducing available equity for downpayment or operational reserves; engaging a mortgage broker or financial advisor to model precise serviceability across your personal income and liability profile is essential prior to making an offer.

How does 298 Tampines Street 22 compare to nearby competing HDB developments?

The Tampines east zone comprises several competing HDB estates of similar vintage and configuration, including adjacent blocks on Tampines Street and nearby roads offering comparable three-bedroom units at broadly aligned price levels. Developments immediately proximate to Tampines MRT station (DT32) may command modest premiums of 3–5% owing to marginally shorter walking distances and fractionally enhanced accessibility, whilst properties further from rail infrastructure typically transact at relative discounts as tenant and owner appeal diminishes with distance. 298 Tampines Street 22 occupies a competitive mid-range position within this local peer set, demonstrating no material disadvantages relative to immediate neighbours and clear advantages relative to older, more distant blocks lacking convenient transport links; the key differentiator across the local estate cluster remains specific block condition, facing direction, floor level, and exact remaining lease, rather than wholesale development comparison.

Are particular unit stacks or floor levels better value at this development?

Value varies substantially across the development based on floor level, block position, and unit orientation, with lower-floor units (typically levels 1–5) attracting modest discounts relative to mid-to-upper floors due to perceived noise, privacy, and maintenance concerns from proximity to common areas and ground-level activities. Mid-floor units (levels 6–20) generally command mid-range pricing and appeal to majority buyer segments, whilst high-floor units (levels 21 and above) attract premiums of 5–12% for enhanced views, perceived privacy, and reduced noise from street-level sources. Central-block positions offering direct MRT-line-of-sight views and east-west-facing units maximising natural light typically achieve faster sales and higher price-per-square-foot realisations than west-facing or poorly-lit alternatives. Engaging a local agent or analysing transaction records for comparable units across different stacks and elevations provides evidence-based insight into value gradients that may not be immediately apparent from raw listing prices.

What is the future supply pipeline in Tampines that could affect property values?

The Tampines zone currently benefits from limited new HDB supply in its eastern sectors, as Singapore's public housing development programme has shifted focus towards newer growth areas in the northwest and northeast regions; this supply constraint should underpin steady long-term demand and gradual capital appreciation for established properties such as 298 Tampines Street 22. Conversely, large-scale private residential developments planned for Tampines Central (around the upcoming Tampines North MRT station extensions) may eventually create competing residential options and temper demand for ageing HDB stock if significant numbers of upgraders migrate to new private condominiums. The ongoing Urban Renewal Authority refurbishment programme may enhance specific older blocks, improving their competitive positioning relative to unrenovated estates; however, such improvements typically apply selectively, and units at unrenovated developments may experience relative depreciation if neighbourhood peers benefit from SERS or major upgrading schemes. Prospective purchasers should research whether their specific block features on any public housing upgrading roadmap, as renovation or renewal eligibility materially affects long-term holding value.

What key due diligence should I undertake before committing to purchase at this development?

Prospective purchasers must verify the precise remaining lease tenure of the target unit and understand how ongoing lease decay affects future refinancing and resale potential, particularly if the remaining term approaches 80 years. Conducting a comparative transaction analysis of recent sales in the same block and adjacent blocks helps calibrate whether the asking price represents fair value relative to recent arm's-length evidence, and whether specific unit characteristics (floor, facing, ceiling height) justify premium or discount relative to comparable sales. Inspecting the physical condition of the specific block, common staircases, lift systems, and external facade establishes whether major maintenance or structural issues loom that could trigger substantial collective sale prices or management fees; engaging a qualified surveyor to conduct a pre-purchase inspection is prudent for older developments. Finally, for second-property purchasers, confirming the precise Additional Buyer's Stamp Duty liability (20% for Singapore Citizens) and modelling total acquisition cost including conveyancing, stamp duty, and any refurbishment works prevents cash-flow surprises at completion.

Hdb Flat At 298 Tampines Street 22 — From S$748K