How far is Block 165 Tampines ST 12 from the nearest MRT?

The nearest MRT is Tampines Mrt Station, about 7.7 minutes on foot.

How do I get from Block 165 Tampines ST 12 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 165?

Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre) is roughly 11.5 minutes' walk away.

Which primary school is closest to Block 165 Tampines ST 12?

Tampines Primary School, approximately 288 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 165 Tampines ST 12?

Approximately 57 years, derived from the block's lease commencement in 1984 against the standard 99-year HDB lease.

What is the liveability score of Block 165 Tampines ST 12?

It scores 76.2/100 overall: transport 65.9, food 85.3, schools 99.2, healthcare 92.4, daily needs 85.9, green space 67.2, connectivity 48.1, value 34, leisure 84.8.

Is Block 165 Tampines ST 12 a good place to live and a good buy?

On liveability it scores 76.2/100 overall. On price, resale prices here have tracked the wider market, and about 57 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 165 Tampines ST 12

521165 · Tampines East · Tampines · Built 1983 · Lease from 1984 · ~57 yrs lease left · 100 units · 11 floors

Near an LTA Silver Zone

76Overall / 100How we score →

Summary

Block 165 Tampines ST 12 in Tampines scores 76.2/100 overall on the Singapore Block Liveability Index. It is 7.7 minutes’ walk from Tampines Mrt Station MRT, 11.5 minutes from Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre), and 288 m straight-line from Tampines Primary School.

Where it is

OneMap · SLA

Map showing the location of Blk 165 Tampines ST 12 in Singapore

Block 165 Tampines ST 12, Singapore 521165

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 66
Food: 85
Schools: 99
Healthcare: 92
Daily needs: 86
Green space: 67
Connectivity: 48
Value (lease): 34
Leisure: 85
EV charging: 100

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

See how every score is calculated →

Who it suits

Overall: 76
Young Families: 80
Seniors: 78
Renters: 70
Investors: 62
EV Owners: 77

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 38.6min
one-north: 61min
Jurong East: 65.5min
Changi Airport: 29.2min

Getting to the city centre

weekday 08:00 · OneMap

39 min door to door · S$2.11 · no transfers · 11 min (673 m) walking · 0 min waiting · 28 min riding

10m›EWL›0mthe city centre

Walk 10 min (645 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 2389 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)11.5 min
Hawker Centre @ Our Tampines Hub12.4 min
Tampines North Hawker Centre30 min

Eateries nearby

food

Wu Fu (Tampines) Pte. Ltd.2.4 min
Cold Storage Singapore (1983) Pte LtdA2.4 min
Ocean Group Pte. Ltd.A2.4 min
Tai Wah Chok Kee Investments Pte. Ltd.2.4 min
Lim Eng GekB2.4 min
Tampines Primary School4.6 min

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd6.7 min
Ntuc Fairprice Co-Operative Ltd6.9 min
Ntuc Fairprice Co-Operative Ltd8.1 min

CHAS clinics

health

Charis Clinic & Surgery2.4 min
Yang & Chin Medical & Dental Associates Yang Ing Shyong Medical & Aesthetic Clinic9 min
Street 11 Clinic9 min

Parks & green

green

Sun Plaza Pk17.2 min
Harvey Crescent Pg22.6 min
Sea Breeze Garden Park23.1 min

Primary schools

straight-line

Eldercare centres

care

Econ Health and Wellness Centre10.3 min
Kheng Chiu Loke Tin Kee Home12.5 min
Evergreen Circle SAC24.4 min

Community clubs

leisure

Tampines Changkat CC (U/C)10.8 min
Tampines North CC (U/C)13.2 min
Tampines Central CC13.4 min

Libraries

leisure

Tampines Regional Library14 min

EV charging

Blk 161/166 Tampines Street 120.2 min
Blk 156/160 Tampines Street 125.1 min
Blk 140/148 Tampines Street 128.3 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 165 Tampines ST 12

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 4 MRT, 5 supermarkets, 4 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 760714.6 min walk · 152 m
Stop 761395.2 min walk · 346 m

Buses that serve this block

OPP CENTURY SQ6 min walk
129

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 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 165 Tampines ST 12 is more liveable than 77% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).

Liveability77th 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 165 offers a strong liveability score (76.2/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~57 years left).

What you get76.2/100overall liveability

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

How long it holds57 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 165 Tampines ST 12

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

5-room3 sales · 12 mo

S$728k – S$867k

median S$830k · S$505–601 psf

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

Monthly resale volume — Tampines East (area liquidity)

Recent sales at Blk 165 Tampines ST 12

Month	Type	Storey	Area	Price	PSF
Jun '26	5-room	01 TO 03	134 m²	S$728k	S$505
Jan '26	5-room	10 TO 12	134 m²	S$867k	S$601
Sep '25	5-room	07 TO 09	133 m²	S$830k	S$580
Apr '25	5-room	10 TO 12	134 m²	S$885k	S$614
Apr '25	5-room	10 TO 12	133 m²	S$860k	S$601
Aug '24	5-room	10 TO 12	133 m²	S$938k	S$655
Jul '24	5-room	07 TO 09	133 m²	S$773k	S$540

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 Tampines Mrt Station →Blocks near Tampines 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 165 Tampines ST 12 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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