Block 860B Tampines Ave 5
522860 · Tampines West · Tampines · Built 1987 · ~60 yrs lease left · 16 units · 4 floors
Block 860B Tampines Ave 5 in Tampines scores 70.8/100 overall on the Singapore Block Liveability Index. It is 10.4 minutes’ walk from Tampines Mrt Station MRT, 6.2 minutes from Hawker Centre @ Our Tampines Hub, and 322 m straight-line from Poi Ching School.
Where it is
OneMap · SLABlock 860B Tampines Ave 5, Singapore 522860
Pillar scores
- Transport
- 57
- Food
- 88
- Schools
- 100
- Healthcare
- 85
- Daily needs
- 66
- Green space
- 49
- Connectivity
- 46
- Value (lease)
- 40
- Leisure
- 91
- EV charging
- 100
Who it suits
- Overall
- 71
- Young Families
- 74
- Seniors
- 71
- Renters
- 64
- Investors
- 65
- EV Owners
- 74
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 41min
- one-north
- 58.9min
- Jurong East
- 67.9min
- Changi Airport
- 31.6min
Getting to the city centre
weekday 08:00 · OneMap41 min door to door · S$2.15 · 1 transfer · 9 min (586 m) walking · 3 min waiting · 30 min riding
- Walk 4 min (270 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
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 Mrt Station10.4 min
- Tampines Mrt Station11 min
- Tampines Mrt Station11.1 min
Hawker centres
food- Hawker Centre @ Our Tampines Hub6.2 min
- Tampines North Hawker Centre20.6 min
- Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)25.8 min
Eateries nearby
food- Salmah Binte HashimA0.2 min
- Yeo Suay Tee5.8 min
- Chang Cheng Mee Wah Pte. Ltd.5.8 min
- Cheers Holdings (2004) Pte. Ltd.A5.8 min
- Ong Wai Yin, AretaA5.8 min
- Chang Cheng Food Paradise Pte. Ltd.A5.8 min
Hygiene grades from SFA (NEA licensed eateries).
Supermarkets
daily- Ntuc Fairprice Co-Operative Ltd5.8 min
- Cold Storage Singapore (1983) Pte Ltd10.2 min
- Ntuc Fairprice Co-Operative Ltd12.5 min
CHAS clinics
health- Karri Family Clinic5.8 min
- Seasons Clinic6.6 min
- Viva Medical Group8.5 min
Parks & green
green- Sun Plaza Pk17.6 min
- Tampines Boulevard Park19.4 min
- Tampines Eco Green Pk25.2 min
Primary schools
straight-lineEldercare centres
care- Pacific Activity Centres Pte Ltd8.2 min
- Evergreen Circle SAC12.4 min
- Kheng Chiu Loke Tin Kee Home17.7 min
Community clubs
leisure- Tampines Central CC5.2 min
- Tampines West CC12.8 min
- Tampines North CC (U/C)18.3 min
Libraries
leisure- Tampines Regional Library15.9 min
- Pasir Ris Public Library36.4 min
EV charging
ev- Blk 857/864 Tampines Street 83/Avenue 50.9 min
- Tampines Parkview3 min
- Blk 866A Tampines St 83 Eileen'S Learning Centre Pte. Ltd.5.7 min
What’s within a walk
OSRM foot · OneMapWithin ~10 minutes on foot: 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- Stop 751294.6 min walk · 237 m
- Stop 751215.6 min walk · 222 m
- BLK 8632 min walk69
- TEMASEK POLY WEST G2 min walk129
- OPP DARUL GHUFRAN MQUE4 min walk296
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 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 4-room HDB flats islandwide (3,466 compared), Blk 860B Tampines Ave 5 is more liveable than 57% of them but pricier than 71% — around S$712/psf for 4 room (as of 2026-07).
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 · leaseBlock 860B offers a strong liveability score (70.8/100). On price, resale prices here have been climbing faster than most Singapore subzones and the lease is mid-life (~60 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 West. We do not publish a fair-price estimate.
Prices & transactions — Blk 860B Tampines Ave 5
Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation
No registered resale at Blk 860B Tampines Ave 5 in the last 2 years — figures above reflect Tampines West medians.
Subzone medians — Tampines West
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 860B Tampines Ave 5 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.