How far is Block 278 Tampines ST 22 from the nearest MRT?

The nearest MRT is Simei Mrt Station, about 8 minutes on foot.

How do I get from Block 278 Tampines ST 22 to the city centre by public transport?

Take East-West Line to Raffles Place. About 39 minutes direct, roughly S$2.11.

What is the nearest hawker centre to Block 278?

Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) is roughly 10.4 minutes' walk away.

Which primary school is closest to Block 278 Tampines ST 22?

Chongzheng Primary School, approximately 426 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 278 Tampines ST 22?

Approximately 58 years, derived from the block's lease commencement in 1985 against the standard 99-year HDB lease.

What is the liveability score of Block 278 Tampines ST 22?

It scores 78.5/100 overall: transport 74.9, food 80.4, schools 100, healthcare 87.5, daily needs 95.8, green space 89.6, connectivity 46.1, value 36, leisure 67.1.

Is Block 278 Tampines ST 22 a good place to live and a good buy?

On liveability it scores 78.5/100 overall. On price, resale prices here have tracked the wider market, and about 58 years of lease remain. Whether that is "worth it" depends on budget and priorities — the index gives the liveability and lease picture, and data.gov.sg resale transactions for Tampines East give the price trend.

Block 278 Tampines ST 22

520278 · Tampines East · Tampines · Built 1983 · Lease from 1985 · ~58 yrs lease left · 93 units · 10 floors

Near an LTA Silver Zone

79Overall / 100How we score →

Summary

Block 278 Tampines ST 22 in Tampines scores 78.5/100 overall on the Singapore Block Liveability Index. It is 8 minutes’ walk from Simei Mrt Station MRT, 10.4 minutes from Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre), and 426 m straight-line from Chongzheng Primary School.

Where it is

OneMap · SLA

Map showing the location of Blk 278 Tampines ST 22 in Singapore

Block 278 Tampines ST 22, Singapore 520278

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 75
Food: 80
Schools: 100
Healthcare: 88
Daily needs: 96
Green space: 90
Connectivity: 46
Value (lease): 36
Leisure: 67
EV charging: 95

80+ excellent65+ good50+ fair35+ weak<35 poor

See how every score is calculated →

Who it suits

Overall: 79
Young Families: 83
Seniors: 80
Renters: 73
Investors: 64
EV Owners: 78

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 39min
one-north: 64.2min
Jurong East: 65.8min
Changi Airport: 29.5min

Getting to the city centre

weekday 08:00 · OneMap

39 min door to door · S$2.11 · no transfers · 14 min (877 m) walking · 0 min waiting · 25 min riding

13m›EWL›0mthe city centre

Walk 13 min (849 m) to Simei
East-West Line · SMRT Corporation
Simei → Raffles Place · 11 stops · 25 min
Walk 0 min (28 m) to Destination

Fastest itinerary · fares & times from OneMap, Singapore Land Authority

What’s nearby

walk times, door to door

Walk-time rings · schematic

Distance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.

MRT stations

transit

PlannedXilin MRT station (Master Plan 2025) is planned about 2496 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)10.4 min
Hawker Centre @ Our Tampines Hub20.1 min
Bedok North Street 4 Blk 85 (85 Fengshan Centre)39.8 min

Eateries nearby

food

Ang See Kiaw3.9 min
Poh Hock ChoonB3.9 min
Cold Storage Singapore (1983) Pte LtdA5 min
Triple Tree Foodcourt Llp5.2 min
The Food Court (Te) Holdings Pte. Ltd.B5.2 min
Yu ZhenB5.2 min

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Shahul Hameed S/O Abdusalam3.9 min
Ntuc Fairprice Co-Operative Ltd5.2 min
Ntuc Fairprice Co-Operative Ltd8.6 min

CHAS clinics

health

Hong Family Clinic5 min
Emmanuel Medical Clinic6 min
Chua Medical Centre Pte Ltd10.3 min

Parks & green

green

Harvey Crescent Pg11.4 min
Jln Pelatok Pg16.8 min
Sea Breeze Garden Park16.9 min

Primary schools

straight-line

Eldercare centres

care

Econ Health and Wellness Centre7.8 min
Kheng Chiu Loke Tin Kee Home16.7 min
Lions Befrienders Senior Activity Centre @ Tampines Blk 499C23 min

Community clubs

leisure

Tampines Changkat CC (U/C)5.7 min
Changi Simei CC9.2 min
Tampines East CC14.2 min

Libraries

leisure

Tampines Regional Library18.8 min

EV charging

Blk 124/127 Tampines Street 113.9 min
Blk 276/282 Tampines Street 224 min
Blk 272-275 Tampines Street 225.9 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 278 Tampines ST 22

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 1 MRT, 4 supermarkets, 2 clinics.

Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.

Buses near here

LTA stops · OneMap routing

Nearest bus stops

Stop 763292.3 min walk · 150 m
Stop 762915.3 min walk · 225 m

Board here and check the LTA bus app for the services and live arrival times.

Who lives here

Census 2020 · Tampines planning area

Age profile: In Tampines, 13.5% of residents are under 15 and 14.8% are 65 or older.; 25–298.4%
55–598.3%
60–648.2%
30–347.7%
Household income: 40.9% of Tampines households earn $10,000 or more a month (gross, from work).; No working person11.5%
$20,000+11.5%
$15,000–17,4996.4%
$7,000–7,9995.6%
Dwelling mix: 87% of Tampines households live in HDB flats; 12.8% in condominiums or landed homes.; HDB 4 room flats37.3%
HDB 5 room and executive flats28.8%
HDB 3 room flats17.1%
Condominiums and other apartments11.4%
Household size: 34.5% of Tampines households are one or two people; 3-person households are the most common.; 3-person21.7%
2-person21.5%
4-person21%
1-person13%
In education: Of Tampines residents currently in education, 27.2% attend polytechnic or university.; Primary31.9%
Secondary23.5%
University16%
Polytechnic11.2%
Commute to work: 58.9% of working Tampines residents commute by public transport; 27% drive or ride.; MRT LRT and bus24.3%
Car18.4%
Bus17.5%
MRT LRT only14.6%

Resident data for the Tampines planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).

Can I afford this?

est. ~S$663k · 5 room

Set your budget to see if this block fits. Not sure? work it out from your income →

Value for money

liveability vs price · like-for-like

strong value

Among 5-room HDB flats islandwide (2,514 compared), Blk 278 Tampines ST 22 is more liveable than 86% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).

Liveability86th percentile

Price (lower is cheaper)cheaper than 67%

Percentiles rank this home only against comparable ones (5-room HDB flats islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-07

Is it worth it?

liveability · price trend · lease

Block 278 offers a strong liveability score (78.5/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~58 years left).

What you get78.5/100overall liveability

Where price is heading+2.7%5 room median PSF, 12-mo

How long it holds58 yrslease remaining

A plain-language read, not financial advice. Liveability and lease come from the index; price signals from data.gov.sg resale transactions for Tampines East. We do not publish a fair-price estimate.

Prices & transactions — Blk 278 Tampines ST 22

Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation

5-room2 sales · 12 mo

S$720k – S$750k

median S$735k · S$478–498 psf

Subzone median PSF (smoothed)5-room a sale at this block

Monthly resale volume — Tampines East (area liquidity)

Recent sales at Blk 278 Tampines ST 22

Month	Type	Storey	Area	Price	PSF
Nov '25	5-room	04 TO 06	140 m²	S$750k	S$498
Oct '25	5-room	04 TO 06	140 m²	S$720k	S$478
Feb '25	4-room	07 TO 09	104 m²	S$638k	S$570
Sep '24	5-room	01 TO 03	135 m²	S$643k	S$442
Jul '24	5-room	10 TO 12	132 m²	S$680k	S$479

Subzone medians — Tampines East

Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg

Flat typeMedian PSF12-mo changeLatest txns

2 ROOMS$788▲ 6.1%1

3 ROOMS$651▲ 14.4%4

4 ROOMS$526▼ 4.4%4

5 ROOMS$560▲ 2.7%7

EXECUTIVES$593▲ 1.8%2

MULTI-GENERATIONS$616▼ 3.3%1

Compare with nearby blocks →Living in Tampines →Tampines estate data →Blocks near Simei Mrt Station →Blocks near Chongzheng Primary School →Commute to the CBD →Buying your first home →Upgrading or investing →

See what’s for sale

Browse current for-sale listings near Blk 278 Tampines ST 22 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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