planS$1.275m is Tampines’ highest executive-flat resale in HDB data since 2017
The Block 938 flat had 61 years left and registered S$35,000 above the next Tampines executive sale. It ranks second among all flat types in the town’s HDB records since January 2017.
An executive apartment at Block 938 Tampines Avenue 5 was registered at S$1.275 million in November 2026, putting it at the top of Tampines’ executive-flat transactions in HDB’s available registration dataset since January 2017. The 142 sq m home, recorded in the seventh-to-ninth-storey band, had 61 years of lease remaining.
The price puts it S$35,000 above the next-highest executive-flat registration: a S$1.24 million apartment at Block 856F Tampines Street 82 in June 2026. That earlier home was larger and had a longer remaining lease. For anyone comparing older executive flats, the striking combination is a higher total price attached to less floor area and fewer remaining lease years.
What exactly did the transaction surpass?
The Block 938 sale takes first place among executive flats and second place across all Tampines flat types in the official query. The query contains 16,993 matching registrations since January 2017, with November 2026 represented in the captured results. That is the boundary of this ranking, rather than an all-time history of Tampines resale transactions.
For an owner considering where their flat sits, that distinction matters. “Highest executive-flat registration” describes the Block 938 result accurately; “Tampines’ most expensive HDB flat” would describe a different property in these records.
A S$35,000 step up, with less space
The comparison with Block 856F is useful because both records identify executive apartments in the same seventh-to-ninth-storey band. Their registration months are five months apart, although they are at different addresses.
The two recorded sales put the price difference alongside the differences in space and lease. The final column shows the November sale minus the June sale.
| Measure | Block 938, Nov 2026 | Block 856F, Jun 2026 | Difference |
|---|---|---|---|
| Registered price | S$1,275,000 | S$1,240,000 | S$35,000 higher (+2.8%) |
| Floor area | 142 sq m | 149 sq m | 7 sq m smaller |
| Remaining lease | 61 years | 68 years 5 months | 7 years 5 months shorter |
There is another way to make the size difference visible. Dividing each registered price by its recorded area gives approximately S$8,979 per sq m for Block 938 and S$8,322 per sq m for Block 856F—a difference of roughly 7.9%, using the latter as the comparison base. The larger percentage reflects the fact that the higher-priced flat also has the smaller recorded area.
For a buyer, total price and price per square metre answer different questions. The first describes the sum paid for the home; the second puts that sum alongside its size. This comparison makes the difference between the two purchases clearer, without explaining which qualities persuaded this particular buyer to pay more.
The town-wide leader is a different kind of flat
The highest-priced Tampines registration in the captured period belongs to Block 454 Tampines Street 42. Its 166 sq m multi-generation flat was registered for S$1.388 million in September 2026, in the tenth-to-twelfth-storey band.
That leaves a S$113,000 gap between the overall leader and the Block 938 executive apartment. The multi-generation flat is also 24 sq m larger, calculated from their recorded areas. These are two distinct flat categories, not interchangeable entries in an executive-apartment comparison.
The lease figures add another detail: the multi-generation flat had 59 years 11 months remaining, compared with Block 938’s 61 years. The two highest-priced registrations in this Tampines extract therefore both concern homes with around six decades remaining on their leases. That describes the transactions; it does not establish how lease length affected either price.
What remains behind the registration figures?
The retained rows give concrete particulars: address, month, flat type and model, storey band, area, lease details and price. They do not identify a buyer or seller, describe the interiors, or provide a participant’s account of the choice. Those missing details are where a fuller human explanation of the price would have to come from.
For now, the clearest consequence is a precisely bounded comparison point: S$1.275 million for a Tampines executive apartment, S$35,000 above the next executive registration and second overall in the town’s available January 2017-onward dataset. For owners and buyers comparing similar homes, that is the transaction to place alongside the next asking price—not a valuation for every flat with 61 years left.
