HDB town scorecard · rubric v0.2

Tampines

HDB Town / Resale scorecard

A-

76/100

75% measured

Carried by transaction liquidity (5.0/5); capped by price trend & momentum (3.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall76A-

the headline rubric: trend, equity, liquidity, supply, step-up

Value52C

$655 psf — 50th pctile of 26 towns · private next door 2.2x pricier

Investment70B+

12.3% 2yr momentum · 1947 txns/12mo · ~66yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
3.0/5
12.3% 2yr psf growth ($583->$655)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$683,951 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
5.0/5
1947 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
5.0/5
2.2x ($1439 D18 private resale / $655 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Transaction Liquidity · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 1,947
Avg resale price: $714,834
Avg resale price psf: $655 psf
Data through: Aug 2026

Data coverage

75%

75% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed: — fully measured from source data (full coverage credit)
partial: — real but proxy signal (half credit)
inferred: — estimate, dampened toward neutral (no credit)
manual: — neutral 3.0 placeholder awaiting data (no credit)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

721 rated blocks

Every Tampines block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 396 Tampines Ave 7	A-	77	455	~67yr	A+	B+
2	Blk 317 Tampines St 33	A-	76	549	~68yr	A	A+
3	Blk 383 Tampines St 32	A-	76	564	~66yr	B+	A
4	Blk 320 Tampines St 33	A-	75	537	~68yr	A+	A-
5	Blk 323 Tampines St 33	A-	75	537	~68yr	A+	A-
6	Blk 343 Tampines St 33	A-	75	532	~68yr	A+	A
7	Blk 349 Tampines St 33	A-	75	530	~69yr	A+	A
8	Blk 393 Tampines Ave 7	B+	75	607	~67yr	B-	A
9	Blk 498M Tampines St 45	B+	74	560	~70yr	B+	A
10	Blk 890A Tampines Ave 1	B+	74	803	~88yr	D	A+
11	Blk 890B Tampines Ave 1	B+	74	822	~88yr	D	A+
12	Blk 318 Tampines St 33	B+	74	522	~68yr	A+	A-
13	Blk 522A Tampines Ctrl 7	B+	73	840	~88yr	D	A+
14	Blk 298 Tampines St 22	B+	73	522	~58yr	A+	B+
15	Blk 319 Tampines St 33	B+	73	537	~68yr	A+	B+
16	Blk 374 Tampines St 34	B+	73	547	~68yr	A+	B
17	Blk 485B Tampines Ave 9	B+	73	575	~62yr	B+	A-
18	Blk 486A Tampines Ave 9	B+	73	538	~66yr	A+	B+
19	Blk 351 Tampines St 33	B+	72	539	~69yr	A+	A-
20	Blk 353 Tampines St 33	B+	72	517	~69yr	A+	A-
21	Blk 363 Tampines St 34	B+	72	533	~69yr	A+	B+
22	Blk 201E Tampines St 23	B+	72	574	~60yr	B+	A-
23	Blk 338 Tampines St 33	B+	71	508	~68yr	A+	B
24	Blk 356 Tampines St 33	B+	71	534	~69yr	A+	B+
25	Blk 489C Tampines St 45	B+	71	574	~62yr	B+	A-
26	Blk 490A Tampines St 45	B+	71	571	~66yr	B+	A-
27	Blk 225 Tampines St 23	B+	71	569	~57yr	B+	B
28	Blk 491G Tampines St 45	B+	71	519	~66yr	A+	A-
29	Blk 494G Tampines St 45	B+	71	728	~91yr	D+	A+
30	Blk 294 Tampines St 22	B+	70	525	~58yr	A+	B-
31	Blk 342 Tampines St 33	B+	70	511	~68yr	A+	B
32	Blk 365 Tampines St 34	B+	70	567	~70yr	B+	B+
33	Blk 489B Tampines St 45	B+	70	524	~66yr	A+	B-
34	Blk 725 Tampines St 71	B+	70	586	~70yr	B-	A+
35	Blk 277 Tampines St 22	B	70	536	~58yr	A+	B-
36	Blk 307 Tampines St 32	B	70	420	~66yr	A+	B-
37	Blk 366 Tampines St 34	B	70	560	~70yr	B+	A
38	Blk 496G Tampines Ave 9	B	70	548	~66yr	A	A
39	Blk 333 Tampines St 32	B	69	534	~69yr	A+	B+
40	Blk 491D Tampines St 45	B	69	539	~66yr	A+	B+
41	Blk 305 Tampines St 32	B	69	549	~66yr	A	B
42	Blk 370 Tampines St 34	B	69	570	~70yr	B+	B+
43	Blk 371 Tampines St 34	B	69	550	~68yr	A	B
44	Blk 387 Tampines St 32	B	69	533	~66yr	A+	C+
45	Blk 388 Tampines St 32	B	69	578	~66yr	B+	B
46	Blk 391 Tampines Ave 7	B	69	560	~67yr	B+	B
47	Blk 394 Tampines Ave 7	B	69	565	~67yr	B+	B-
48	Blk 450C Tampines St 42	B	69	539	~69yr	A+	C+
49	Blk 450G Tampines St 42	B	69	601	~69yr	B-	A-
50	Blk 452 Tampines St 42	B	69	444	~60yr	A+	C+
51	Blk 486B Tampines Ave 9	B	69	546	~66yr	A+	C+
52	Blk 496B Tampines St 43	B	69	555	~66yr	B+	A-
53	Blk 522B Tampines Ctrl 7	B	69	807	~88yr	D	A+
54	Blk 522C Tampines Ctrl 7	B	69	788	~88yr	D	A+
55	Blk 912 Tampines St 91	B	69	560	~57yr	B+	B+
56	Blk 288 Tampines St 22	B	68	492	~57yr	A+	B
57	Blk 345 Tampines St 33	B	68	516	~69yr	A+	B
58	Blk 350 Tampines St 33	B	68	516	~69yr	A+	B
59	Blk 352 Tampines St 33	B	68	547	~69yr	A	A-
60	Blk 358 Tampines St 33	B	68	545	~69yr	A+	B

Showing 60 of 721 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town