Blk 486A Tampines Ave 9
Project page · 99-year lease from 1993
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 486A | 07 TO 09 | 127 sqm | S$735,000 | S$5,787 psm | ×1.000 | S$5,787 psm |
| Jul 2026 | Blk 486A | 07 TO 09 | 126 sqm | S$765,000 | S$6,071 psm | ×1.000 | S$6,071 psm |
| May 2026 | Blk 486A | 07 TO 09 | 126 sqm | S$760,000 | S$6,032 psm | ×1.000 | S$6,032 psm |
How accurate is this estimate for Tampines Ave 9?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 73 sales in Tampines Ave 9 since.
- Median error
- 2.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.64% gross yield
S$43,200 of rent a year against the estimate above · 0.04 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 32 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 496E | 5 ROOM | S$3,800 |
| Sept 2026 | 485B | 5 ROOM | S$3,750 |
| Sept 2026 | 486C | 5 ROOM | S$3,500 |
| Sept 2026 | 496E | 5 ROOM | S$3,400 |
| Aug 2026 | 491B | 5 ROOM | S$3,800 |
| Jul 2026 | 496E | 5 ROOM | S$4,000 |
| Jul 2026 | 493A | 5 ROOM | S$3,500 |
| Jun 2026 | 494B | 5 ROOM | S$3,200 |
median of 32 HDB rental approvals for 5 ROOM on Tampines Ave 9 since 2025-10.
Buying or selling at S$766,032?
Buying: Stamp duty on S$766,032 · Cash and CPF needed on S$766,032 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$766,032.
Each opens with this figure filled in; change anything there.
Primary schools near 486a Tampines Ave 9
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- White Sands Primary School · 688 m · no 2025 Phase 2C ballot
- East Spring Primary School · 800 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 841 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 855 m · no 2025 Phase 2C ballot
1 to 2 km
- Chongzheng Primary School · 1,114 m · no 2025 Phase 2C ballot
- Yumin Primary School · 1,114 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,363 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,435 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,757 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 66 years left | 126 sqm | S$765,000 | S$6,071 psm |
| Jul 2026 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 66 years left | 127 sqm | S$735,000 | S$5,787 psm |
| May 2026 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 66 years left | 126 sqm | S$760,000 | S$6,032 psm |
| Nov 2024 | Blk 486A · 5 ROOM · 04 TO 06 · Improved · 68 years left | 126 sqm | S$730,000 | S$5,794 psm |
| Oct 2024 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 68 years left | 128 sqm | S$738,000 | S$5,766 psm |
| Apr 2024 | Blk 486A · 5 ROOM · 10 TO 12 · Improved · 68 years left | 127 sqm | S$710,000 | S$5,591 psm |
| Aug 2023 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 69 years left | 127 sqm | S$680,000 | S$5,354 psm |
| May 2023 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 69 years left | 127 sqm | S$658,000 | S$5,181 psm |
| Feb 2023 | Blk 486A · 5 ROOM · 07 TO 09 · Improved · 70 years left | 128 sqm | S$645,000 | S$5,039 psm |
| Feb 2023 | Blk 486A · 5 ROOM · 01 TO 03 · Improved · 70 years left | 127 sqm | S$610,000 | S$4,803 psm |
| Apr 2022 | Blk 486A · 5 ROOM · 10 TO 12 · Improved · 71 years left | 128 sqm | S$622,888 | S$4,866 psm |
Showing 11 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2024 | Blk 486A · 5 ROOM | S$2,500 | — |
| Jul 2024 | Blk 486A · 5 ROOM | S$2,900 | — |
| Dec 2022 | Blk 486A · 5 ROOM | S$2,500 | — |
| Nov 2022 | Blk 486A · 5 ROOM | S$2,000 | — |
| Jun 2022 | Blk 486A · 5 ROOM | S$2,150 | — |
| Apr 2022 | Blk 486A · 5 ROOM | S$1,850 | — |
| Oct 2021 | Blk 486A · 5 ROOM | S$1,850 | — |
| May 2021 | Blk 486A · 5 ROOM | S$1,850 | — |
| Feb 2021 | Blk 486A · 5 ROOM | S$1,900 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 65 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 60 years | S$742,115 | S$819,355 | S$887,377 | S$902,897 |
| 10 years | 55 years | S$715,989 | S$872,786 | S$1,023,718 | S$1,059,838 |
| 20 years | 45 years | S$649,052 | S$964,457 | S$1,326,868 | S$1,422,153 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.