When looking for a new home in the resale market, finding a flat that is both move-in ready and positioned for long-term growth isn’t easy. But every once in a while, a unit comes along that checks many of the right boxes. A newly MOP-ed 5-room flat at 875B Tampines Street 86 in Tampines GreenBloom is now up for sale from S$948,000, and it might just be the kind of home that gives you both comfort and future value.
Table of contents
- Key details of the unit
- A renovated interior that saves you time and money
- A park-facing corner unit with privacy
- Tampines GreenBloom: Connectivity and everyday living
- Price and affordability: Where does this unit sit in the market?
- Tampines’ growth and long-term potential
Key details of the unit
| Project | Tampines GreenBloom |
| Address | Block 875B Tampines Street 86 |
| Room type | 5-room |
| Size | 1,216 sqft |
| Asking price | S$948,000 |
| PSF | S$780 psf |
| Remaining lease | 95 years |
This 5-room flat, listed by Audrey Soo from PropNex, is part of the Tampines GreenBloom project that recently MOP-ed on the 1st of October at Block 875B Tampines Street 86. Positioned on a low floor as a corner unit, it offers extra privacy along with a sense of openness.
Inside, the home spans 1,216 square feet, giving you generous space that’s hard to come by in today’s market. Starting from S$948,000, the valuation works out to about S$780 per square foot (psf). And because its lease started in 2020, you’ll enjoy a fresh lease balance of around 95 years, making this unit especially appealing for buyers who prioritise long-term value.
A renovated interior that saves you time and money
The sellers invested about S$130,000 into upgrading the unit, and the results show. For you, that means skipping the costs, delays, and stress that usually come with planning a major renovation. Instead, you get the convenience of moving straight into a polished home that offers a higher standard of living from the very start.
The details of the renovation are practical and stylish.
Bedrooms now feature vinyl flooring for added comfort and durability, while the kitchen and bathrooms have been completely redone with a modern, high-quality finish that goes well beyond the standard HDB fittings.
The layout has also been reconfigured into a dumbbell-style plan, placing bedrooms on opposite sides of the living space. This not only enhances privacy for larger households but also works well if you’re considering renting out a room.
On top of that, the unit is fitted with extensive built-in storage. In the master bedroom, you’ll find a full-height wardrobe and a sleek TV console – additions that make the space more functional while saving you the expense of buying extra furniture.
A park-facing corner unit with privacy
This unit’s location on a low floor comes with its own set of benefits. Its north-facing orientation provides a direct view of Tampines GreenForest Park, giving residents greenery right outside their windows.
The stretch of the park opposite the block is not a busy hangout spot, which helps keep the surroundings peaceful and free from heavy foot traffic. Compared to flats facing playgrounds or main roads, this orientation offers more privacy with a landed home-like feel. It’s a great fit for those who appreciate a calmer environment, without the higher prices that often come with units on the upper floors.
Tampines GreenBloom: Connectivity and everyday living
Connectivity here is anchored by convenient bus links, with a bus stop located just below the block. From there, you can reach Tampines Town Centre in only five stops, making daily commutes and errands easy to manage.
Living in Tampines also means having no shortage of amenities, since it’s one of Singapore’s largest regional centres. Within the neighbourhood, you’ll find a Sheng Siong supermarket and a 24-hour Indian mart for daily essentials. A short bus ride also gets you to Tampines Mall, Century Square, Tampines 1, and Our Tampines Hub – a one-stop destination for sports, dining, retail, and community services.
Schools add another layer of appeal. Within 1km of the unit are Poi Ching School and St. Hilda’s Primary School, one of Singapore’s more reputable names in primary education. Other nearby options within 2km include Angsana Primary, Junyuan Primary, and Tampines Primary.
For families, this makes Tampines GreenBloom a particularly strategic place to put down roots.
Price and affordability: Where does this unit sit in the market?
The asking price from S$948,000 for this 5-room Tampines GreenBloom flat may sound high at first glance. In fact, at about S$780 psf, it sits above the 2025 town average of S$646 psf for 5-room flats. However, when you compare it with nearby developments, the positioning becomes clearer.
A nearby unit of similar size at Block 870A Tampines GreenLace, located in Tampines North, sold for about S$880,000 in July 2025. Earlier in March, another 5-room unit in the same project went for S$910,000. But GreenLace units are about five years older than those at GreenBloom.
And age isn’t the only difference. Tampines North is still developing – it currently lacks a supermarket and strong bus connectivity, and trips to Tampines Town Centre take longer. More amenities will likely arrive with projects like Parc Central Residences in the area, but for now, it is sparse compared to Tampines GreenBloom, which already has established transport links, shops, and community facilities.
By comparison, this Tampines GreenBloom flat is newer and comes with a S$130,000 renovation already done. For buyers who value immediate convenience, this difference matters.
Condo comparisons: Twice the price for the same size
The contrast becomes sharper when you compare it with nearby condos just across the street:
- The Alps Residences: around S$1,523 psf
- The Tapestry: around S$1,690 psf
- Parc Central Residences (EC): around S$1,560 psf
For the same 1,216 sqft size, that would mean paying between S$1.82 million and S$2.07 million. In other words, private developments in the same area are at least twice as expensive compared to this HDB resale.
Of course, private condominiums do offer certain advantages. Facilities such as swimming pools, gyms, and function rooms are standard, and perhaps most importantly, condos can be sold to a wider pool of buyers – including foreigners. This added liquidity can help support values in the long term.
But these perks come with significant trade-offs: a much higher entry price, heavier debt commitments, and ongoing maintenance fees. For many buyers, that’s a steep price to pay.
Who would this unit be suitable for?
This Tampines GreenBloom flat appeals most strongly to young families and couples looking for both comfort and long-term value. One of its biggest advantages lies in its location – it falls within 1km of two well-regarded primary schools: Poi Ching School and St. Hilda’s Primary School, the latter of which is affiliated with St. Hilda’s Secondary. For families with young children, this is a significant edge, as it gives them priority entry into two popular schools in the Tampines area.
Because many families who already live within this radius tend to stay until their children graduate, flats in such locations are often tightly held and rarely available. As Audrey shared, “Price is what you pay, but value is what you get” – and here, that value comes from the home’s quality, its sought-after school proximity, and fresh 95-year lease.
For younger couples, affordability is another key draw. Consider a couple earning a combined S$12,000 per month. If they were to buy a condo priced at around S$2.08 million (similar to The Tapestry or Alps Residences for this size), they would face a downpayment of roughly S$520,000 and a monthly repayment of about S$6,577 on a 30-year loan at 3% interest. That’s nearly half their monthly income.
On the other hand, purchasing this HDB flat under S$1 million with a young lease would mean a downpayment closer to S$250,000 and monthly repayments of about S$2,909. The difference, almost S$3,600 less each month, gives far more room for savings, family planning, emergency buffers, and future goals.
Tampines’ growth and long-term potential
It also helps that Tampines has seen steady price growth in recent years. From 2020 to 2025, the average resale psf across all flat types in the town rose by almost 50%, climbing from about S$440 to S$660. 5-room flats followed a similar trend, reaching an average of around S$646 psf in 2025.
Looking ahead, there’s an even bigger reason to expect long-term value: the redevelopment of the Paya Lebar Air Base (PLAB). From 2030 onwards, the site will be transformed into a new generation town with up to 150,000 new homes, parks, amenities, and even a new Cross Island Line MRT station.
For buyers, the timeline is important. This Tampines GreenBloom flat has only just reached its first MOP, which means its lease will still be relatively fresh by the time the PLAB redevelopment takes shape in the 2030s and 2040s. That gives it an edge in long-term relevance and demand – an advantage older flats may not enjoy as their leases shorten.
Interested in this unit?
For buyers who want a spacious home with a long lease, a complete renovation, and established amenities nearby, this unit could be a strong match. To find out more, you can reach out to Audrey Soo at +65 9674 3868 for details or to arrange a viewing.
The post Just MOP-ed: 5-room corner unit facing greenery in Tampines for sale from S$948,000 appeared first on .
