Block 396 Tampines Ave 7
520396 · Tampines East · Tampines · Built 1993 · Lease from 1994 · ~67 yrs lease left · 66 units · 12 floors
Block 396 Tampines Ave 7 in Tampines scores 71.6/100 overall on the Singapore Block Liveability Index. It is 3.3 minutes’ walk from Tampines East Mrt Station MRT, 26.2 minutes from Hawker Centre @ Our Tampines Hub, and 667 m straight-line from East Spring Primary School.
Where it is
OneMap · SLABlock 396 Tampines Ave 7, Singapore 520396
Pillar scores
- Transport
- 92
- Food
- 53
- Schools
- 99
- Healthcare
- 86
- Daily needs
- 62
- Green space
- 71
- Connectivity
- 51
- Value (lease)
- 54
- Leisure
- 57
- EV charging
- 56
Who it suits
- Overall
- 72
- Young Families
- 76
- Seniors
- 70
- Renters
- 67
- Investors
- 63
- EV Owners
- 64
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 40.5min
- one-north
- 57min
- Jurong East
- 67.4min
- Changi Airport
- 23.6min
Getting to the city centre
weekday 08:00 · OneMap41 min door to door · S$2.15 · 1 transfer · 6 min (362 m) walking · 3 min waiting · 32 min riding
- Walk 3 min (163 m) to Tampines East
- Bus 9 · SBS Transit
Tampines East → Opp Simei · 5 stops · 6 min - Walk 2 min (171 m) to Simei
- East-West Line · SMRT Corporation
Simei → Raffles Place · 11 stops · 25 min - Walk 0 min (28 m) to Destination
What’s nearby
walk times, door to doorDistance 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- Tampines East Mrt Station3.3 min
- Tampines East Mrt Station4.3 min
- Tampines East Mrt Station4.3 min
Hawker centres
food- Hawker Centre @ Our Tampines Hub26.2 min
- Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)28.6 min
- Pasir Ris Central Hawker Centre35.8 min
Eateries nearby
food- Tampines Junior College4.1 min
- Ifood Pte LtdA4.1 min
- Zaiton Binte SiratA4.1 min
- Noliza Binte HusseinA4.1 min
- Ang Choon MuayA4.1 min
- Koh Fong HweeA4.1 min
Hygiene grades from SFA (NEA licensed eateries).
Supermarkets
daily- Cold Storage Singapore (1983) Pte Ltd6.8 min
- Yes Supermarket Pte Ltd10.7 min
- Ntuc Fairprice Co-Operative Ltd11.1 min
CHAS clinics
health- Faith Healthcare (Tampines)6.8 min
- Kai Medical Clinic6.8 min
- Neptune Healthcare Medical & Surgery9.2 min
Parks & green
green- Mariam Way Pg16.6 min
- Loyang View Pg17.1 min
- Jln Pelatok Pg20.4 min
Primary schools
straight-lineEldercare centres
care- Lions Befrienders Senior Activity Centre @ Tampines Blk 499C7.7 min
- Lions Befrienders Senior Group Home @ Tampines 499C7.7 min
- Lions Befrienders (Tampines) Senior Activity Centre12.6 min
Community clubs
leisure- Tampines East CC7.3 min
- Tampines North CC (U/C)15.9 min
- Changi Simei CC21.1 min
Libraries
leisure- Tampines Regional Library17.7 min
- Pasir Ris Public Library36 min
EV charging
ev- Blk 210/230 Tampines Street 238.9 min
- Blk 451/460 Tampines Street 429.9 min
- Blk 201D/209/208A Tampines Street 2110.5 min
What’s within a walk
OSRM foot · OneMapWithin ~10 minutes on foot: 4 MRT, 1 supermarkets, 3 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- Stop 762392 min walk · 151 m
- Stop 762312.7 min walk · 153 m
- TAMPINES EAST STN EXIT C3 min walk9
Services seen boarding near this block on real OneMap public-transport routes — not a full timetable. Check the LTA / bus operator app for live arrivals.
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 roomSet your budget to see if this block fits. Not sure? work it out from your income →
Value for money
liveability vs price · like-for-likeAmong 5-room HDB flats islandwide (2,514 compared), Blk 396 Tampines Ave 7 is more liveable than 56% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).
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 · leaseBlock 396 offers a strong liveability score (71.6/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~67 years left).
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 396 Tampines Ave 7
Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation
No registered resale at Blk 396 Tampines Ave 7 in the last 2 years — figures above reflect Tampines East medians.
Subzone medians — Tampines East
Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg
See what’s for sale
Browse current for-sale listings near Blk 396 Tampines Ave 7 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.