An executive flat at Tampines Palmspring has just changed hands for $1.275 million, setting a new resale record for this flat type in Tampines. The 1,528 sq ft flat is located between the seventh and ninth floors at Block 938 Tampines Avenue 5. The selling price works out to $834 psf.
This trumps the previous record, which involved a 1,604 sq ft executive flat at 856F Tampines Street 82 that fetched $1.24 million ($773 psf) after it was sold in June this year.
This means that although the record-setting flat is 76 sq ft smaller, with about seven years less remaining on its lease, it was able to command this record-breaking price.
Notably, both flats were located between the seventh and ninth floors, yet the latest record transaction was able to command a price that is $35,000 more.
What makes this transaction stand out
The unit's floor likely contributed to the high price of this transaction. The flat is on the seventh to ninth floor of a nine-storey block, which consists of 52 executive apartments. This makes it a relatively high-floor unit within this HDB block.
On the other hand, at 1,528 sq ft, it is the smallest of the six most expensive resale executive flats in Tampines to date. Other top-ranked sales of this unit type in this town involve units that range from 1,572 sq ft to 1,625 sq ft.
Another interesting attribute of this record-setting flat is the remaining number of years in its lease. In short, despite being an older HDB development compared to other recent record-setting deals in Tampines, this flat still managed to command at least $35,000 more than the runner-up transaction.
Block 938 was completed in 1988, and the flats there have about 61 years left on their land lease. On the other hand, the previous record holder had about 68 years left on its lease when it was sold.
Other Top Sales in Block 938 Tampines Avenue 5
| Block | Street | Storey | Size (sq ft) | Price ($) | Month |
| 938 | Tampines Avenue 5 | 07 to 09 | 1,528 | 1,275,000.00 | Nov 2026 |
| 938 | Tampines Avenue 5 | 01 to 03 | 1,528 | 940,000.00 | Sep 2026 |
| 938 | Tampines Avenue 5 | 01 to 03 | 1,572 | 1,020,000.00 | Jul 2026 |
| 938 | Tampines Avenue 5 | 07 to 09 | 1,572 | 1,128,888.00 | Jun 2026 |
| 938 | Tampines Avenue 5 | 04 to 06 | 1,572 | 1,158,000.00 | Jan 2026 |
| 938 | Tampines Avenue 5 | 07 to 09 | 1,572 | 1,000,000.00 | Jul 2025 |
| 938 | Tampines Avenue 5 | 04 to 06 | 1,528 | 955,888.00 | Apr 2025 |
Source: HDB, data.gov.sg, compiled by Stacked.
When we examine the recent transactions in this block, we observe that prices have been fluctuating somewhat since the start of this year. The average resale price dipped in the first half, before picking up as a result of this latest sale.
Resale records also indicate that the second most expensive resale flat in this block took place in January this year, when a 1,572 sq ft unit on the fourth to sixth floors was sold for $1.158 million ($737 psf). Interestingly, this means the latest record is $117,000 higher than the second most expensive resale flat in this block, for a smaller flat on a slightly higher floor.
In June, a 1,572 sq ft unit on the same floor range sold for about $1.13 million, while a similarly-sized unit between the first to third floors went for $1.02 million after it was sold in July this year.
A 1,528 sq ft unit on the fourth to sixth floors sold for about $956,000 in April 2025, which widens the gap between the record-setting executive flat to $319,112.
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