Tampines this week: still the busiest HDB town. Prices are not running.

What this is: A one-pager an estate agent (or insurance adviser) can WhatsApp to their Tampines database. Swap the name in the sign-off. Do not present it as a valuation.

Period: HDB resale registrations in Tampines, August 2026. Pulled from HDB’s data.gov.sg file on 1 Sep 2026. August can still pick up late registrations.

From: [Your Name], CEA [Rxxxxx] · [Agency] · Tampines

Four numbers

Tampines was the #1 town in Singapore by resale volume in August (Punggol 192, Woodlands 184, Sengkang 174). That’s 9.1% of the island’s 2,521 registered resales.

Island backdrop (HDB flash, not town-level): resale prices −0.3% q-o-q in 2Q2026, second straight quarterly fall; island volume 6,268 in 2Q, −10.2% y-o-y.

What actually sold in Tampines (Aug 2026)

4-room is the liquid stock: 102 of 229 deals, median $619 psf (sqm × 10.7639). Busiest streets: Tampines St 61 (31), Simei St 1 (14), Tampines Ave 8 (14), Tampines North Dr 1 (13).

The 5-room ceiling is a DBSS at Tampines Central 8, not a typical 1980s block. Ask me for comps on your block.

Lease mix, August: 64 deals had under 60 years remaining; 79 had 60–79 years; 86 had 80+ years.

One deal worth knowing (not a price guide)

Town record this year is not an August deal. In June 2026, a 149 sqm executive at 856F Tampines Street 82 (Tampines Arcadia, 7th–9th storey) registered at $1,240,000. PropNex flagged it as Tampines’ all-time high; the same figure is in HDB’s file.

August’s highest was $1,150,000 — 146 sqm maisonette at 860 Tampines Ave 5 (7th–9th, 1987). Next: $1,120,000 DBSS 5-room at 519B Tampines Central 8.

If a seller quotes Arcadia at you, that’s a large executive, not a 4-room.

What to tell a client this week

Selling in Tampines. Volume is there — busiest town two months running. Do not price a 4-room off $1.24m. August 4-room median was $660,000, and the spread was $515k–$839k. Your floor, remaining lease, and street do the work. St 61 and Tampines North are not interchangeable with a 1988 maisonette on Ave 5.

Buying in Tampines. More stock than a year ago (229 vs 143). That is choice, not a crash: median is still a shade above Aug 2025. Check remaining lease before you fall in love with the price — 64 of 229 August deals had under 60 years left. CPF and loan rules tighten as lease shortens; that is HDB policy, not a rumour.

CRL. LTA (4 Mar 2026) still targets Cross Island Line Phase 1 in 2030 (Aviation Park to Bright Hill, including Tampines North). It is not open. Do not sell a 2026 resale as if the station is running.

If you advise on cover, not just keys. 229 Tampines households completed a resale last month. That is 229 moments to check fire insurance, mortgage protection, and whether the sum insured still matches the new price.

Sources

1. HDB, Resale flat prices based on registration date from Jan-2017 onwards, data.gov.sg, retrieved 1 Sep 2026. Tampines counts, medians, averages, $1m+ tally, street mix, lease buckets, and the 856F / 860 / 519B prices above are calculated from this file. data.gov.sg dataset. 2. HDB flash estimates for 2Q2026 Resale Price Index (−0.3% q-o-q) and island volume (6,268, −10.2% y-o-y), as reported by EdgeProp, 1 Jul 2026. 3. PropNex Research on June 2026 island volume and the Tampines Arcadia $1.24m record (cross-checked against the HDB file). 4. LTA, Factsheet: The Next Phase of Rail Development, 4 Mar 2026 — CRL Phase 1 targeted 2030.

Not used, on purpose: aggregator “average PSF” pages, guessed rental yields, guessed CRL price-uplift %. If a figure is not in the HDB file or a named release, it is unknown.

This is a market note, not a CMA and not financial advice. Resale prices are what two parties agreed, for that block, floor, lease and condition.

— [Your Name] · WhatsApp [9xxx xxxx] · Happy to pull 12-month comps for your block this week.