S$1.275m sale tops Tampines executive flats in Jan 2017–Nov 2026 data
The 142 sqm apartment at Block 938 Tampines Avenue 5 had 61 years left on its lease. A larger executive apartment sold for S$35,000 less five months earlier.
Published 4 November 2026
A 142 sqm executive apartment at Block 938 Tampines Avenue 5 registered a resale price of S$1.275 million in November 2026, with 61 years remaining on its lease. It is the highest-priced executive-flat transaction in Tampines in the supplied HDB registration data covering January 2017 to November 2026—and second overall across the town’s flat types.
The nearest executive-flat price below it was S$1.24 million for a larger apartment at Block 856F Tampines Street 82, registered five months earlier. The November transaction was S$35,000 higher despite being smaller and having a shorter remaining lease. For an owner considering a next home, that makes it an interesting comparison—but one whose details matter as much as its headline price.
What exactly topped the executive-flat ranking?
The Tampines Avenue 5 transaction is recorded as an executive flat with the model designation “Apartment”, on storeys 07 to 09. Its lease commenced in 1988, and the registration entry lists 61 years remaining. These are recorded resale details, rather than an owner’s asking price or a marketing guide.
The ranking has a clear boundary: it covers the town’s entries in the supplied registration-date dataset since January 2017, captured in November 2026. Within those results, the flat sits second among 16,993 matching Tampines records. That supports a top executive-flat ranking within this period, not an all-time Tampines record.
The overall leader is a different kind of home: a 166 sqm multi-generation flat at Block 454 Tampines Street 42, registered in September 2026 for S$1.388 million. Its entry places it on storeys 10 to 12, with 59 years 11 months of lease remaining. Keeping that category distinction attached to the ranking explains why the Tampines Avenue 5 sale can lead executive flats without leading the whole town.
The S$35,000 difference, with the homes attached
The previous highest executive-flat entry in the supplied results was also an apartment model, and it fell within the same storey band. But it was at a different address, with more floor area and more lease remaining.
| Registered detail | Block 938 Tampines Avenue 5 | Block 856F Tampines Street 82 |
|---|---|---|
| Registration month | November 2026 | June 2026 |
| Flat type and model | Executive apartment | Executive apartment |
| Floor area | 142 sqm | 149 sqm |
| Storey range | 07 to 09 | 07 to 09 |
| Remaining lease | 61 years | 68 years 5 months |
| Resale price | S$1,275,000 | S$1,240,000 |
All transaction details in this comparison come from the retained HDB registration results.
Subtracting S$1.24 million from S$1.275 million gives S$35,000. Dividing that difference by the June transaction’s S$1.24 million price gives about 2.8%. That is the difference between these two registered prices, using the earlier transaction as the denominator—not a measured rise in the value of the same home.
The physical differences are worth keeping beside that calculation. The November flat was 7 sqm smaller, while its recorded remaining lease was 7 years 5 months shorter. The shared executive-apartment classification and storey band make the comparison useful, but they do not turn two separate properties into a matched pair.
What the lease figure actually tells us
The striking detail is that a home with 61 years left reached this price position. In this transaction, that lease balance coexisted with the highest executive-flat price in the dataset’s Tampines results. The entry establishes the combination; it does not explain how the buyer weighed lease length against the home’s other qualities.
The retained records give address, model, area, storey band, lease information and price. They do not describe the interiors, renovation condition, orientation or the buyer’s reasons for choosing the flat. Those are the missing pieces that would help explain why this particular apartment changed hands above the larger June comparator.
So the useful reading is concrete rather than causal: this large executive apartment achieved S$1.275 million with that recorded lease balance. Saying it achieved the price because of its lease—or assigning a dollar adjustment to each remaining year—would go beyond the evidence.
Before using it to plan your next move
For an HDB household considering another home, the first question is whether this transaction is a sensible comparison for the flat it would sell. Start with the characteristics the evidence actually provides: flat type and model, floor area, address, storey range, remaining lease and registration month. Here, even the two leading executive-apartment entries differ on several of those measures.
A useful working comparison would keep those fields side by side, then identify what still needs checking about the individual homes. Do not reduce the exercise to “same town, same flat type”. The table shows why: the more expensive transaction was neither the larger flat nor the one with the longer remaining lease.
For planning purposes, treat this sale as a reference point to investigate, rather than a sale estimate to carry straight into a next-home budget. Its clearest contribution is specific: S$1.275 million was achieved for a 142 sqm executive apartment at this address, putting it at the top of its category in the stated period. Whether another household has a genuinely comparable home remains the question to resolve.