Blk 488A Tampines Ave 9
Project page · 99-year lease from 1989
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 488A | 07 TO 09 | 121 sqm | S$700,000 | S$5,785 psm | ×1.000 | S$5,785 psm |
| Jun 2026 | Blk 488A | 04 TO 06 | 121 sqm | S$730,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| May 2026 | Blk 488A | 07 TO 09 | 121 sqm | S$740,000 | S$6,116 psm | ×1.000 | S$6,116 psm |
| Dec 2025 | Blk 488A | 07 TO 09 | 121 sqm | S$740,000 | S$6,116 psm | ×0.996 | S$6,092 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.
5.89% gross yield
S$43,200 of rent a year against the estimate above · 0.21 points above 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$733,546?
Buying: Stamp duty on S$733,546 · Cash and CPF needed on S$733,546 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$733,546.
Each opens with this figure filled in; change anything there.
Primary schools near 488a 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
- Tampines North Primary School · 730 m · no 2025 Phase 2C ballot
- White Sands Primary School · 735 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- East Spring Primary School · 910 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Chongzheng Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Casuarina Primary School · 1,313 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,440 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,691 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,888 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Elias Park Primary School · 1,957 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$700,000 | S$5,785 psm |
| Jun 2026 | Blk 488A · 5 ROOM · 04 TO 06 · Improved · 62 years left | 121 sqm | S$730,000 | S$6,033 psm |
| May 2026 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$740,000 | S$6,116 psm |
| Dec 2025 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 62 years left | 121 sqm | S$740,000 | S$6,116 psm |
| Feb 2025 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$730,888 | S$6,040 psm |
| Feb 2025 | Blk 488A · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$620,000 | S$5,962 psm |
| Jan 2024 | Blk 488A · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$600,000 | S$5,769 psm |
| Aug 2022 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 66 years left | 121 sqm | S$650,000 | S$5,372 psm |
| May 2022 | Blk 488A · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$482,000 | S$4,635 psm |
| Oct 2021 | Blk 488A · 5 ROOM · 07 TO 09 · Improved · 67 years left | 121 sqm | S$615,000 | S$5,083 psm |
Showing 10 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 488A · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 488A · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 488A · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 488A · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 488A · 4 ROOM | S$3,800 | — |
| Jun 2025 | Blk 488A · 5 ROOM | S$3,550 | — |
| Jun 2024 | Blk 488A · 5 ROOM | S$3,800 | — |
| Jun 2024 | Blk 488A · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 488A · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 488A · 5 ROOM | S$3,600 | — |
| Dec 2023 | Blk 488A · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 488A · 4 ROOM | S$3,400 | — |
| Mar 2022 | Blk 488A · 5 ROOM | S$2,600 | — |
| Mar 2022 | Blk 488A · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 488A · 4 ROOM | S$2,000 | — |
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 61 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 | 56 years | S$707,721 | S$781,381 | S$846,251 | S$861,051 |
| 10 years | 51 years | S$675,588 | S$823,538 | S$965,953 | S$1,000,035 |
| 20 years | 41 years | S$604,184 | S$897,786 | S$1,235,143 | S$1,323,842 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.