A Rare Jumbo HDB In Tampines Just Hit $1.21M — Despite Just 57 Years Left On Its Lease

A Jumbo flat at 156 Tampines Street 12 was sold this week for $1.21 million, and the sale has set a record for Executive flats in Tampines. The 1,582 sq ft flat sits between the seventh to ninth floors, and the selling price translates to $764 psf.

This inches up over the previous record transaction for a flat of this type in Tampines by $2,000. That sale involved a Premium Maisonette flat at 498J Tampines Street 45, and the 1,582 sq ft unit changed hands for $1.208 million ($763 psf) when it was sold in August 2025.

Jumbo flats are among the rarest and largest sized HDB homes available today, and each unit is a combination of two three- or four-room flats into a single expansive home. The two record-setting Jumbo flats are listed as six-room flats.

The concept of these flats was introduced in the late 1980s while the public housing market was grappling with a period of oversupply due to the number of unsold flats in non-mature estates like Woodlands, Yishun, and Jurong.

The record-setting Jumbo flat at 156 Tampines St 12 has about 57 years left on its lease, which started in September 1984. It is part of a development called Tampines Green which comprises five HDB blocks with a mix of three- to five-room and Executive-type flats.

These HDB blocks are located at the junction of Tampines Avenue 4 and Tampines St 12, and are opposite the commercial hub of Tampines Central. This includes landmarks like Tampines Interchange on the East-West and Downtown Lines, Tampines Mall, and Century Square.

Other commercial developments in the vicinity are Tampines One, Tampines Central, and Our Tampines Hub Tampines Swimming Complex is also nearby.

According to OneMap, there are at least seven primary schools within a 1km distance around the record Jumbo flat at 156 Tampines St 12. They are 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.

All of these locational attributes would certainly support the rise of million-dollar HDB resale transactions in the area. Since April 2024, there have been a total of seven million-dollar deals at 156 Tampines St 12, including the latest record deal.

These deals have ranged from $1.108 million ($687 psf) for a 1,614 sq ft Maisonette between the fourth and sixth floors which was sold in January 2025, to $1.02 million ($607 psf) for a 1,678 sq ft Jumbo unit also on the fourth to sixth floors that changed hands on April 2024.

There have been two resale transactions at block 156 so far this year, and the earlier sale involved a 1,678 sq ft Maisonette on the 10th to 12th floors that transacted for $1.06 million ($631 psf) when it was sold in February.

The other top resale transactions at nearby blocks include:

• 157 Tampines St 12: $685,000 for a 1,001 sq ft, four-room New Gen flat
• 160 Tampines St 12: $788,000 for a 1,302 sq ft, five-room Improved flat
• 151 Tampines St 12: $1.1 million for a 1,592 sq ft six-bedroom Jumbo flat

It is also worth noting that the sale of the record-setting Jumbo flat comes days after the sales launch of Rivelle, an EC on Tampines Street 95. Developed by Sim Lian Group, the 572-unit EC saw an outstanding sales result when it sold 92.5% of its units by the end of its first day of sales on March 21.

The average selling price was $1,893 psf, with units sold under the deferred payment scheme carrying an additional 3% premium.

Although Rivelle is located some distance from Tampines Central, market watchers and agents on the ground shared that most of the buying demand came from HDB upgrades in Tampines. The sell-out of the three-bedroom units at Rivelle supports this, since these units typically fall within the affordability of most HDB upgraders.

The four-bedroom units were 87% sold while the five-bedroom units were 85% sold.

The attention in the new launch market will remain in Tampines for now, at least until the sales launch of Pinery Residences, a mixed-use development opposite Rivelle. The 588-unit condo is jointly developed by Hoi Hup and Sunway MCL, and will launch for sale this weekend.

Read our full review of Pinery Residences here, and our extensive price review here.

With no more new private residential projects and EC developments in Tampines lined up in the pipeline of launch-ready projects, it makes sense that resale activity in the HDB resale market here is heating up and contributing to the record-setting deals we are currently seeing.

It is likely that resale HDB prices in this area will see an uptick in 2026, especially as new private residential projects set higher benchmarks and spur an increase in resale volume due to the catchment of HDB upgraders.