Tampines Jumbo Flat Sets New Record: $1.21M Resale Price | Stacked Homes

A rare Jumbo HDB flat in Tampines recently changed hands for $1.21 million, setting a new record for Executive flats in the area. The 1,582 sq ft unit, located at 156 Tampines Street 12, sold for $764 per square foot, inching past the previous high of $763 psf set in August 2025 by a Premium Maisonette at 498J Tampines Street 45. Stacked Homes first reported the transaction.

These Jumbo flats, a product of the late 1980s housing market, are among the largest HDB homes available, created by combining two three- or four-room flats into a single, expansive unit. The appeal of these larger spaces is clearly resonating with buyers in Tampines, despite the remaining lease on the property.

Leasehold Considerations and Recent Sales

The record-setting flat at 156 Tampines Street 12 has approximately 57 years remaining on its lease, which originally commenced in September 1984. This is a key consideration for potential buyers, as lease decay is a significant factor in the valuation of older HDB flats in Singapore. Despite this, demand remains strong, evidenced by a string of million-dollar transactions at the same block. Since April 2024, seven flats at 156 Tampines Street 12 have sold for over $1 million, demonstrating a willingness among buyers to pay a premium for size, and location.

Prior sales at the block include a 1,614 sq ft Maisonette that sold for $1.108 million ($687 psf) in January 2025, and a 1,678 sq ft Jumbo unit that fetched $1.02 million ($607 psf) in April 2024. More recently, in February 2026, a 1,678 sq ft Maisonette on the 10th to 12th floors sold for $1.06 million ($631 psf).

Location, Amenities, and Catchment Areas

The desirability of these Tampines flats is heavily influenced by their location. The development, known as Tampines Green, is situated at the junction of Tampines Avenue 4 and Tampines Street 12, directly opposite Tampines Central. This provides residents with convenient access to key amenities including Tampines Interchange (serving the East-West and Downtown Lines), Tampines Mall, and Century Square. Additional commercial options include Tampines One and Our Tampines Hub, although the Tampines Swimming Complex is also nearby.

For families, the area boasts a strong educational catchment. According to OneMap, at least seven primary schools are within a 1km radius of 156 Tampines Street 12: Chongzheng Primary School, Gongshan Primary School, Junyuan Primary School, St Hilda’s Primary School, Tampines North Primary School, Tampines Primary School, and Yumin Primary School. This concentration of schools is a significant draw for families looking to upgrade their housing.

EC Launch and Resale Market Dynamics

The surge in HDB resale prices in Tampines appears to be coinciding with activity in the new launch market. Just days before the record Jumbo flat sale, Sim Lian Group launched Rivelle, an Executive Condominium (EC) development on Tampines Street 95. Rivelle experienced a remarkably successful launch, selling 92.5% of its 572 units on the first day of sales (March 21, 2026). The average selling price was $1,893 psf, with a 3% premium applied to units sold under the deferred payment scheme.

Market observers and real estate agents suggest that much of the demand for Rivelle came from HDB upgraders in Tampines. The rapid sell-out of three-bedroom units, particularly, supports this theory, as these units are typically within the affordability range of HDB flat owners seeking to upgrade. The four- and five-bedroom units also performed well, with sales rates of 87% and 85% respectively.

Future Developments and Market Outlook

Another new development, Pinery Residences, a mixed-apply project developed jointly by Hoi Hup and Sunway MCL, is slated to launch soon opposite Rivelle. Stacked has published a detailed review of Pinery Residences, as well as an analysis of its pricing. With no further new private residential or EC developments currently planned for launch in Tampines, resale activity in the HDB market is expected to remain robust.

Analysts anticipate that HDB resale prices in Tampines will likely continue to rise in 2026, particularly as new private developments establish higher price benchmarks and stimulate demand from HDB upgraders. This dynamic suggests a sustained period of growth for the Tampines property market.

The broader context of Singapore’s housing market, with its emphasis on homeownership and limited land supply, continues to underpin demand for larger, well-located HDB flats like those in Tampines. The willingness of buyers to pay a premium, even with a shorter remaining lease, highlights the enduring appeal of this established residential area.

At Stacked, we focus on real-world implications and move beyond surface-level numbers. If you’d like a one-to-one consultation, you can reach out here. Or, feel free to write to us at [email protected] with any questions or thoughts.