An executive flat along Tampines Street 45 is the first in the town to cross the $1.2 million threshold. (Photo: Samuel Isaac Chua/EdgeProp Singapore)
An executive flat at 498J Tampines Street 45 was recently sold for $1.208 million ($764 psf). The flat is located on the seventh to ninth storeys.
Thus far, only two executive flats in Tampines have fetched at least $1.2 million (see Table 1). The other flat is at 856E Tampines Street 82, which is not within a 2 km radius of the subject flat.
Source: EdgeProp Buddy (as at 13 August 2025)
The high price paid for the subject flat could be due to its generous size of 1,582 sq ft. Furthermore, there are a limited number of executive flats in Tampines. According to the latest HDB annual report, there are only 5,849 executive flats in Tampines, accounting for just 7.3% of all HDB flats in the town.
Read also: Is it a Good Deal?: Record-high $1.588 million for an executive maisonette flat in Bishan
The subject flat is within a 1 km radius of two primary schools, namely Tampines North Primary School and White Sands Primary School (see Map 1). It is also within the same distance of six secondary schools, namely Dunman Secondary School, East Spring Secondary School, Hai Sing Catholic School, Loyang View Secondary School, Meridian Secondary School, and Ngee Ann Secondary School. The numerous nearby schools make the flat very appealing to parents.
Source: EdgeProp LandLens (as at 13 August 2025)
Besides parents, the subject flat will also appeal to nature lovers because of its close proximity to Tampines Eco Green Park, Park Aquaria, and Sungei Tampines.
However, the subject flat is not within walking distance of any MRT station, as the nearest operational station—Tampines East MRT Station on the Downtown Line—is more than 800 m away. This could be mitigated by the nearby Tampines Expressway. Furthermore, an MRT station on the Cross Island Line (CRL) is slated for completion in 2030. While the CRL station will be nearer to the subject flat, it will still be approximately 600 m away.
Another drawback of the subject flat is its remaining lease of approximately 71 years, as the lease commenced in 1997. Interestingly, the second-ranked executive flat in Tampines, which sold for $1.2 million ($738 psf) in June, has an even shorter remaining lease of about 69 years, as its lease started in 1995.