Block 278 Tampines St 22
278 Tampines St 22, Singapore 520278
Block 278 Tampines St 22 is an HDB block in Tampines, completed in 1983, with 93 dwelling units. Across 134 resales on record, 5-Room flats have recently resold around S$638k (S$442 psf, 132 sqm). The lease has approximately 58 years remaining.
What are the key facts about Block 278 Tampines St 22?
Block 278 Tampines St 22 is an HDB block in Tampines, completed in 1983, with 93 dwelling units.
- Town
- Tampines
- Planning area
- Tampines
- Completed
- 1983
- Storeys
- 10
- Total units
- 93
- Flat model
- Model A
- Market segment
- OCR
- Median resale
- S$638k
- Last transacted
- Nov 2025
- Remaining lease
- ≈ 58 years
What are resale prices at Block 278 Tampines St 22?
5-Room flats have recently resold around S$638k (S$442 psf), from 134 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 4-Room | 20 | S$370,000recent | 104 sqm | S$331 psf |
| 5-Room | 114 | S$608,000recent | 133 sqm | S$428 psf |
Live now: 3 flats listed for sale at this block (median asking S$710k) and 3 for rent (median S$2,000/mo) — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Nov 2025.
What rent and yield does Block 278 Tampines St 22 get?
Flats at Block 278 Tampines St 22 have recently sublet for a median of S$3,800/mo, an indicative gross rental yield of about 7.1% (from 17 recent rental contracts).
Median rent
S$3,800/mo
17 recent contracts
Gross rental yield
7.1%
indicative, gross
Annual rent
S$45,600
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 5-Room | 15 | S$3,900/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Dec 2025. Source: HDB rental (subletting) data.
What has recently sold at Block 278 Tampines St 22?
Block 278 Tampines St 22 has 134 recorded resales; the most recent transacted at S$750,000 in Nov 2025 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Nov 2025 | 5-Room | 04 TO 06 | 140 sqm | S$750,000 |
| Oct 2025 | 5-Room | 04 TO 06 | 140 sqm | S$720,000 |
| Feb 2025 | 4-Room | 07 TO 09 | 104 sqm | S$638,000 |
| Sept 2024 | 5-Room | 01 TO 03 | 135 sqm | S$643,000 |
| Jul 2024 | 5-Room | 10 TO 12 | 132 sqm | S$680,000 |
| Jun 2024 | 5-Room | 04 TO 06 | 141 sqm | S$685,000 |
| Feb 2023 | 5-Room | 10 TO 12 | 132 sqm | S$640,000 |
| Dec 2022 | 5-Room | 07 TO 09 | 132 sqm | S$608,000 |
| Nov 2022 | 4-Room | 01 TO 03 | 110 sqm | S$510,000 |
| Jul 2022 | 5-Room | 07 TO 09 | 132 sqm | S$580,000 |
| Jan 2022 | 5-Room | 04 TO 06 | 132 sqm | S$570,000 |
| May 2021 | 4-Room | 04 TO 06 | 104 sqm | S$390,000 |
What flat types are in Block 278 Tampines St 22?
Block 278 Tampines St 22 has 93 units, mostly 5-Room flats of the Model A model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 278 Tampines St 22?
Block 278 Tampines St 22 is an HDB block in Tampines.
Block 278 Tampines St 22 is an HDB block located along Tampines St 22. The block is recorded as completed around 1983, with up to 10 storeys. It has an estimated 93 residential units based on the HDB property information dataset. Flat types in the block include 4-room and 5-room units.
The address is Block 278 Tampines St 22, Singapore 520278. It is part of District 18, Tampines / Pasir Ris, the Tampines planning area. The block falls within the East Region and the OCR market segment.
The nearest rail connection is Simei MRT, approximately 470m away, around 7 minutes on foot. Nearby amenities include Eastpoint Mall for shopping, SHAHUL HAMEED S/O ABDUSALAM for groceries, Blk 137 Tampines Street 11 for food options, Harvey Crescent Pg for greenery and recreation, and Tampines Changkat Community Club for community facilities.
How far is Block 278 Tampines St 22 from MRT and schools?
The nearest MRT/LRT to Block 278 Tampines St 22 is Simei MRT, about 470 m away (~7 min walk). 7 schools are within 1 km, including 4 primary schools.
Getting around
- Simei MRT470 m · ~7 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Chongzheng Primary SchoolPrimary schoolwithin 1 km · P1 priority437 m
- Yumin Primary SchoolPrimary schoolwithin 1 km · P1 priority507 m
- Changkat Primary SchoolPrimary schoolwithin 1 km · P1 priority736 m
- Tampines Secondary SchoolSecondary schoolwithin 1 km812 m
- Changkat Changi Secondary SchoolSecondary schoolwithin 1 km843 m
- Tampines Primary SchoolPrimary schoolwithin 1 km · P1 priority860 m
- Pasir Ris Secondary SchoolSecondary schoolwithin 1 km862 m
- Ngee Ann Secondary SchoolSecondary school1.1 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 278 Tampines St 22?
Buying a flat at Block 278 Tampines St 22 (~S$638k) needs about S$5,086/mo in income and S$2,395/mo in repayments, after S$13,740 stamp duty and a S$160k downpayment.
Illustrative, for a buyer at the recent median resale price (S$638k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$13,740
BSD, tiered
Downpayment (25%)
S$160k
cash + CPF
Monthly instalment
S$2,395/mo
25y @ 3.5%
Income required
S$5,086/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing Block 278 Tampines St 22? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at Block 278 Tampines St 22 land close to the town median — fair value, no big premium.
Frequently asked questions about Block 278 Tampines St 22
How much does a 5-Room flat at Block 278 Tampines St 22 cost?⌄
5-Room flats at Block 278 Tampines St 22 have recently resold for a median of about S$638k (S$442 psf), from 134 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
What are resale prices at Block 278 Tampines St 22 by flat type?⌄
4-Room ≈ S$370k; 5-Room ≈ S$608k (median resale, HDB caveats).
Is Block 278 Tampines St 22 worth buying given its remaining lease?⌄
Block 278 Tampines St 22 has about 58 years left on its 99-year lease (completed 1983). Below ~60 years, CPF usage and the maximum loan start to taper with the buyer's age, so check financing before committing. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 278 Tampines St 22?⌄
Gross rental yield at Block 278 Tampines St 22 is about 7.1%, based on a median subletting rent of about S$3,800/mo against a resale price of about S$638k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 278 Tampines St 22?⌄
For a flat at about S$638k on a 25-year HDB-style loan, you'd need roughly S$5,086/mo in household income, with repayments around S$2,395/mo after a S$160k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 278 Tampines St 22?⌄
The nearest MRT/LRT station to Block 278 Tampines St 22 is Simei MRT, about 470 m away (~7 min walk).
Which primary schools are within 1 km of Block 278 Tampines St 22?⌄
Chongzheng Primary School, Yumin Primary School, Changkat Primary School, Tampines Primary School are within 1 km of Block 278 Tampines St 22 — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.