HDB registered 902 four-room resales in Tampines from October 2025 to September 2026. Their leases began in four runs of years: 391 from 1982 to 1990, 163 from 1993 to 1997, 98 from 2008 to 2018 and 250 from 2020 to 2022. HDB's own 4-room median for Tampines was $670,000 in Q3 2026; everything else on this page is calculated from HDB's records.
Comparing like with like: same size
At all sizes, the 1980s group sold at a median of $620,000 and the 1990s group at $645,000. That $25,000 gap is mostly about size, not lease: 117 of the 391 flats in the 1980s group are under 100 square metres, at a median of 84, and they sold at a median of $575,000. Comparing only flats of 100 to 109 square metres takes size out: 262 of the 1980s flats and 132 of the 1990s flats are that size.
At that size, the 1980s flats sold at a median of about $636,400 and the 1990s flats at $642,500, about $6,100 apart. Per square metre, $6,095 against $6,238. HDB's records give a median of 58 years left on the lease for the 1980s flats at the time of sale and 69 for the 1990s flats.
Even that small gap is not purely the lease. 23% of the 1990s flats of this size were on the 10th storey or above, against 18% of the 1980s flats, and 10 of the 1990s flats are HDB's Premium Apartment model. Floor and model can account for part of $6,100.
This was not one year's result. In each of the four 12-month periods from October 2022 the two medians were no more than $10,000 apart, and in two of them the 1990s flats had the lower median.
| 12 months | Lease 1982 to 1990 | Lease 1993 to 1997 | 1990s less 1980s | Lease 2020 to 2022, all sizes |
|---|---|---|---|---|
| Oct 2022 to Sep 2023 | $555,000 (270) | $545,000 (147) | -$10,000 | No sales |
| Oct 2023 to Sep 2024 | $590,000 (286) | $595,000 (147) | +$5,000 | $730,000 (134) |
| Oct 2024 to Sep 2025 | $638,000 (270) | $630,000 (127) | -$8,000 | $769,000 (249) |
| Oct 2025 to Sep 2026 | $636,400 (262) | $642,500 (132) | +$6,100 | $770,400 (250) |
Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2022 – Sep 2026. Extracted 29 Oct 2026.
Calculated from HDB's transaction records. Medians are rounded to the nearest $100 and the difference is between the rounded figures. Each period has different flats in it, so read down a column with care: the figures are not a measure of how a flat's price changed.
On the same street, the 1990s flat usually sells higher
The town-wide figure compares flats on different streets: counting all sizes, the 1980s 4-room flats sold most often on Tampines Streets 21 and 83 and Simei Street 1, the 1990s ones on Tampines Streets 71, 33 and 34. 8 streets had at least five sales of each kind of flat, at 100 to 109 square metres, over the four years to September 2026.
| Street | Lease 1982 to 1990: median (sales) | Lease 1993 to 1997: median (sales) | 1990s against 1980s |
|---|---|---|---|
| Simei Street 1 | $643,000 (73) | $641,500 (10) | -$1,500 |
| Tampines Avenue 9 | $605,000 (11) | $613,000 (24) | +$8,000 |
| Tampines Street 45 | $593,000 (25) | $605,000 (65) | +$12,000 |
| Tampines Street 43 | $611,500 (16) | $624,000 (6) | +$12,500 |
| Tampines Street 42 | $577,500 (20) | $605,000 (16) | +$27,500 |
| Tampines Street 82 | $617,500 (22) | $645,000 (19) | +$27,500 |
| Tampines Avenue 8 | $600,000 (10) | $628,000 (18) | +$28,000 |
| Tampines Street 24 | $596,000 (19) | $626,000 (5) | +$30,000 |
Source: Resale flat prices (Housing & Development Board, via data.gov.sg), Oct 2022 – Sep 2026. Extracted 29 Oct 2026.
Calculated from HDB's transaction records: every street with at least five resales of each kind in the four years. Medians are rounded to the nearest $100. The four years are pooled, and prices changed over them.
On 7 of the 8 streets the 1990s flats had the higher median, by $8,000 to $30,000. On Simei Street 1 they had the lower one, by $1,500, though only 10 of the 83 sales there were 1990s flats. Two streets have only five or six sales on one side, so read their figures with care.
The four years are pooled to have enough sales on each street, and prices rose over them. Across these streets the timing is balanced: 24% of the 1980s sales and 25% of the 1990s sales were in the last of the four years. Street by street it is not: the 1990s sales lean later on Tampines Street 43 (67% in the last year, against 19%) and Tampines Avenue 9 (25% against 0%), and earlier on Tampines Avenue 8 (33% against 60%). Where one side sold later, rising prices can account for part of the gap.
The newest flats are a different market
The 250 four-room flats with leases from 2020 to 2022 sold at a median of about $770,400, about $128,000 above the 1990s flats of 100 to 109 square metres. They are smaller, at a median of 93 square metres, and HDB's records give them a median of 94 years left. Per square metre they sold at a median of $8,293, against $6,262 for all 1990s 4-room flats: 32% more.
By price, the older and the newer flats barely meet. Of the 423 four-room sales from $600,000 to under $700,000, 417 were 1980s or 1990s flats. Of the 254 from $700,000 to under $800,000, 234 had leases from 2008 onwards.
For every flat type in the town this quarter, with HDB's own medians, see my Tampines HDB resale update for Q3 2026.
