How far is Block 860 Tampines Ave 5 from the nearest MRT?

The nearest MRT is Tampines Mrt Station, about 9.5 minutes on foot.

How do I get from Block 860 Tampines Ave 5 to the city centre by public transport?

Take Bus 296 to Tampines Int, then East-West Line to Raffles Place. About 40 minutes with 1 transfer, roughly S$2.15.

What is the nearest hawker centre to Block 860?

Hawker Centre @ Our Tampines Hub is roughly 5.3 minutes' walk away.

Which primary school is closest to Block 860 Tampines Ave 5?

Poi Ching School, approximately 381 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 860 Tampines Ave 5?

Approximately 60 years, derived from the block's lease commencement in 1987 against the standard 99-year HDB lease.

What is the liveability score of Block 860 Tampines Ave 5?

It scores 72.1/100 overall: transport 64.2, food 89.5, schools 100, healthcare 86.9, daily needs 62.5, green space 48.9, connectivity 46.8, value 40, leisure 92.5.

Is Block 860 Tampines Ave 5 a good place to live and a good buy?

On liveability it scores 72.1/100 overall. On price, resale prices here have been rising faster than most Singapore subzones, and about 60 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 West give the price trend.

Block 860 Tampines Ave 5

520860 · Tampines West · Tampines · Built 1987 · ~60 yrs lease left · 80 units · 11 floors

72Overall / 100How we score →

Summary

Block 860 Tampines Ave 5 in Tampines scores 72.1/100 overall on the Singapore Block Liveability Index. It is 9.5 minutes’ walk from Tampines Mrt Station MRT, 5.3 minutes from Hawker Centre @ Our Tampines Hub, and 381 m straight-line from Poi Ching School.

Where it is

OneMap · SLA

Map showing the location of Blk 860 Tampines Ave 5 in Singapore

Block 860 Tampines Ave 5, Singapore 520860

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 64
Food: 90
Schools: 100
Healthcare: 87
Daily needs: 63
Green space: 49
Connectivity: 47
Value (lease): 40
Leisure: 93
EV charging: 100

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

See how every score is calculated →

Who it suits

Overall: 72
Young Families: 75
Seniors: 73
Renters: 66
Investors: 65
EV Owners: 75

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 39.7min
one-north: 60.8min
Jurong East: 66.5min
Changi Airport: 30.2min

Getting to the city centre

weekday 08:00 · OneMap

40 min door to door · S$2.15 · 1 transfer · 7 min (494 m) walking · 3 min waiting · 30 min riding

3m›296›4m›EWL›0mthe city centre

Walk 3 min (178 m) to Opp Darul Ghufran Mque
Bus 296 · SBS Transit
Opp Darul Ghufran Mque → Tampines Int · 1 stop · 2 min
Walk 4 min (288 m) to Tampines
East-West Line · SMRT Corporation
Tampines → Raffles Place · 12 stops · 28 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

PlannedTampines North MRT station (Master Plan 2025) is planned about 1532 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Hawker Centre @ Our Tampines Hub5.3 min
Tampines North Hawker Centre19.7 min
Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)25 min

Eateries nearby

food

Salmah Binte HashimA0.9 min
Yeo Suay Tee6.6 min
Chang Cheng Mee Wah Pte. Ltd.6.6 min
Cheers Holdings (2004) Pte. Ltd.A6.6 min
Ong Wai Yin, AretaA6.6 min
Chang Cheng Food Paradise Pte. Ltd.A6.6 min

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd6.6 min
Cold Storage Singapore (1983) Pte Ltd11 min
Ntuc Fairprice Co-Operative Ltd11.6 min

CHAS clinics

health

Tampines Family Medicine Clinic5.3 min
Karri Family Clinic6.6 min
Viva Medical Group7.6 min

Parks & green

green

Sun Plaza Pk16.8 min
Tampines Boulevard Park18.5 min
Tampines Eco Green Pk24.3 min

Primary schools

straight-line

Eldercare centres

care

Pacific Activity Centres Pte Ltd9.1 min
Evergreen Circle SAC13.3 min
Kheng Chiu Loke Tin Kee Home16.8 min

Community clubs

leisure

Tampines Central CC4.3 min
Tampines West CC13.7 min
Tampines North CC (U/C)17.4 min

Libraries

leisure

Tampines Regional Library15 min
Pasir Ris Public Library35.5 min

EV charging

Blk 857/864 Tampines Street 83/Avenue 51.8 min
Tampines Parkview2.1 min
Blk 866A Tampines St 83 Eileen'S Learning Centre Pte. Ltd.6.6 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 860 Tampines Ave 5

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 1 MRT, 1 hawker centres, 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

Nearest bus stops

Stop 751293.7 min walk · 150 m
Stop 751214.7 min walk · 138 m

Buses that serve this block

TEMASEK POLY WEST G2 min walk
129
DARUL GHUFRAN MQUE3 min walk
69
OPP DARUL GHUFRAN MQUE3 min walk
296

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$690k · 4 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

priced about right

Among 4-room HDB flats islandwide (3,466 compared), Blk 860 Tampines Ave 5 is more liveable than 64% of them but pricier than 71% — around S$712/psf for 4 room (as of 2026-07).

Liveability64th percentile

Price (lower is cheaper)cheaper than 29%

Percentiles rank this home only against comparable ones (4-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 860 offers a strong liveability score (72.1/100). On price, resale prices here have been climbing faster than most Singapore subzones and the lease is mid-life (~60 years left).

What you get72.1/100overall liveability

Where price is heading+22.1%4 room median PSF, 12-mo

How long it holds60 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 West. We do not publish a fair-price estimate.

Prices & transactions — Blk 860 Tampines Ave 5

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

Executive2 sales · 12 mo

S$915k – S$980k

median S$948k · S$582–624 psf

Subzone median PSF (smoothed)Executive a sale at this block

Monthly resale volume — Tampines West (area liquidity)

Recent sales at Blk 860 Tampines Ave 5

Month	Type	Storey	Area	Price	PSF
Apr '26	Executive	04 TO 06	146 m²	S$980k	S$624
Nov '25	Executive	01 TO 03	146 m²	S$915k	S$582
Jun '25	Executive	04 TO 06	146 m²	S$1.07m	S$680
Feb '25	Executive	04 TO 06	146 m²	S$1.06m	S$675
Nov '24	Executive	01 TO 03	146 m²	S$938k	S$597
Nov '24	Executive	07 TO 09	146 m²	S$1.07m	S$680

Subzone medians — Tampines West

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

Flat typeMedian PSF12-mo changeLatest txns

3 ROOMS$666▲ 13.1%2

4 ROOMS$712▲ 22.1%3

5 ROOMS$732▲ 27.7%1

EXECUTIVES$662▲ 5.3%2

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

See what’s for sale

Browse current for-sale listings near Blk 860 Tampines Ave 5 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

PropertyGuru ↗99.co ↗