Latest Sale
$518,888
2026-06 · 4 Room
How Much Is a Flat at Block 856 Tampines St 82 Worth?
4 Room, 5 Room · Built 1986 · 58 years 11 months remaining MOP Cleared
Last updated: 13 Jun 2026
Median $/sqm
$5,692
Based on 28 txns
Total Txns
28
Since data available
5-Yr Trend
▲32.1%
vs 5 years ago
What Will You Actually Walk Away With?
Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.
Flat Type
Storey Band (closest to your floor)
How did you buy?
What are you thinking of buying next?
↑ Please select a storey band above to get your estimate.
Your Estimated Take-Home
▲ 32.1% 5-yr—
Cash
—
Yours to spend or invest freely
CPF Refund
—
Back to CPF OA — reusable for your next purchase
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
−Deductions Breakdown —
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Resale Levy
— Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
📊 Moderate activity — a specialist agent can position your flat to the right buyer.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
3 flats ⚡
AVG. DAYS TO OFFER
~60 days
Transaction density proxy
BUYER DEMAND
4.9 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 2
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 3
435 transactions in Tampines St 82
Highest: $1,188,000
1 / 2
Specialist 1
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 2
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 3
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 4
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 5
435 transactions in Tampines St 82
Highest: $1,188,000
Specialist 6
435 transactions in Tampines St 82
Highest: $1,188,000
Agent profiles launching soon
Lease Clock
Sell Now 0 yrs 58 years left 99 yrs
Key threshold: 60 years
Buyer financing is already restricted
Your block has 58 years of lease left. Buyers already face CPF usage limits and lower loan quantum when purchasing. This means fewer buyers qualify, and those who do will negotiate harder. Selling sooner gives you a larger buyer pool and a stronger sale price.
A specialist agent can target the right buyers and negotiate the best possible outcome for you.
Transaction History 28 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2026-06 | 04 TO 06 | 4 Room | 84 | $518,888 | $6,177 |
| 2026-02 | 01 TO 03 | 5 Room | 122 | $690,000 | $5,656 |
| 2025-12 | 04 TO 06 | 4 Room | 84 | $520,888 | $6,201 |
| 2025-10 | 01 TO 03 | 5 Room | 122 | $708,888 | $5,811 |
| 2025-10 | 01 TO 03 | 4 Room | 84 | $528,888 | $6,296 |
| 2025-07 | 04 TO 06 | 5 Room | 122 | $750,000 | $6,148 |
| 2025-06 | 01 TO 03 | 4 Room | 84 | $525,000 | $6,250 |
| 2025-06 | 04 TO 06 | 4 Room | 103 | $628,000 | $6,097 |
| 2024-08 | 04 TO 06 | 4 Room | 84 | $520,000 | $6,190 |
| 2024-06 | 07 TO 09 | 5 Room | 122 | $738,000 | $6,049 |
| 2024-05 | 04 TO 06 | 4 Room | 84 | $522,888 | $6,225 |
| 2023-11 | 07 TO 09 | 4 Room | 84 | $568,000 | $6,762 |
| 2023-10 | 07 TO 09 | 5 Room | 122 | $650,000 | $5,328 |
| 2023-09 | 10 TO 12 | 4 Room | 84 | $541,000 | $6,440 |
| 2023-07 | 07 TO 09 | 4 Room | 84 | $508,000 | $6,048 |
| 2023-03 | 07 TO 09 | 5 Room | 122 | $698,888 | $5,729 |
| 2022-12 | 07 TO 09 | 5 Room | 122 | $635,888 | $5,212 |
| 2022-12 | 01 TO 03 | 5 Room | 122 | $670,000 | $5,492 |
| 2022-03 | 07 TO 09 | 4 Room | 84 | $460,000 | $5,476 |
| 2020-11 | 07 TO 09 | 4 Room | 84 | $396,000 | $4,714 |
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About Block 856 Tampines St 82
Flats at Block 856 Tampines St 82 have been selling at a median of $5,928/sqm — down 3.1% over the last 6 months, mainly 4-room flats at $520,888 median, with 2 transactions recorded.
The block is a 15-minute walk from Tampines MRT Station (1177m) and is near Tampines 1 mall (730m, 10 min walk). It is also near St. Hilda'S Primary School (721m, 9 min walk), Poi Ching School (490m, 7 min walk), and Junyuan Primary School (1324m, 16 min walk).
All data is sourced from data.gov.sg and updated daily.
What's Near Block 856 Tampines St 82?
Facilities and transport within a 15-minute walk. Walking times are route-based.
MRT / LRT
TAMPINES MRT STATION 1177m · 15 min
Nearby Schools
ST. HILDA'S PRIMARY SCHOOL 721m · 9 min
Hawker Centres
Hawker Centre @ Our Tampines Hub 826m · 10 min
Shopping Malls
Our Tampines Hub 974m · 12 min
Community Facilities
Tampines Central CC 743m · 9 min
Tampines Library 811m · 10 min
Other Blocks on Tampines St 82
Frequently Asked Questions
How much is a flat at Block 856 Tampines St 82?
Based on 28 recorded transactions, the median resale price ranges from $519,444 (4 Room) to $660,000 (5 Room). The most recent sale was $518,888 in 2026-06.
Median by flat type (last 24 months)
Flat Type Most Recent Median
4 Room $522,944
5 Room $723,444
What is my flat worth at Block 856?
The overall median resale price at Block 856 Tampines St 82 is $623,194. Prices have risen 32.1% over the past 5 years.
How much cash will I actually receive when I sell my flat at Block 856?
Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 856 prices.
What is CPF accrued interest and why does it reduce my sale proceeds?
When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.
How active is the resale market at Block 856?
Block 856 has recorded 28 resale transactions — roughly 1.2 sales per month over the past 24 months. The latest transaction closed in 2026-06.
What flat types are available at Block 856?
Block 856 Tampines St 82 has 4 Room, 5 Room units. Median prices range from $519,444 to $660,000.
How much can I unlock to upgrade if I sell my HDB at Block 856?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 856?
Block 856 was built in 1986 with a 99-year lease. It has approximately 58 years 11 months remaining.
Does Block 856's remaining lease affect its resale value?
At 59 years remaining, most buyers still qualify for full CPF usage. Buyers in their late 30s or older may see slight CPF caps depending on their age, but the effect on your buyer pool is small. Pricing at market rate remains straightforward.
When can I sell my flat at Block 856 Tampines St 82?
Flats at Block 856 Tampines St 82 have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $522,944 excl. levy $11,039 to $12,539