Blk 485B Tampines Ave 9
Project page · 99-year lease from 1989
Based on 7 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 496G | 13 TO 15 | 106 sqm | S$660,000 | S$6,226 psm | ×1.000 | S$6,226 psm |
| Aug 2026 | Blk 493B | 07 TO 09 | 105 sqm | S$655,000 | S$6,238 psm | ×1.000 | S$6,238 psm |
| Jun 2026 | Blk 496E | 07 TO 09 | 107 sqm | S$625,800 | S$5,849 psm | ×1.000 | S$5,849 psm |
| May 2026 | Blk 496E | 04 TO 06 | 107 sqm | S$623,000 | S$5,822 psm | ×1.000 | S$5,822 psm |
| May 2026 | Blk 496G | 01 TO 03 | 106 sqm | S$600,000 | S$5,660 psm | ×1.000 | S$5,660 psm |
| Apr 2026 | Blk 486C | 10 TO 12 | 108 sqm | S$611,000 | S$5,657 psm | ×1.000 | S$5,657 psm |
| Dec 2025 | Blk 496G | 10 TO 12 | 106 sqm | S$620,000 | S$5,849 psm | ×0.996 | S$5,826 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.
6.68% gross yield
S$40,500 of rent a year against the estimate above · 0.01 points below flats like it
Homes like this rent for about S$3,375 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 601C | 4 ROOM | S$3,400 |
| Aug 2026 | 491B | 4 ROOM | S$3,800 |
| Jul 2026 | 486C | 4 ROOM | S$3,500 |
| Jul 2026 | 486B | 4 ROOM | S$3,200 |
| Jul 2026 | 488A | 4 ROOM | S$3,200 |
| Jun 2026 | 601C | 4 ROOM | S$3,650 |
| Jun 2026 | 496G | 4 ROOM | S$3,400 |
| Jun 2026 | 486B | 4 ROOM | S$3,300 |
median of 20 HDB rental approvals for 4 ROOM on Tampines Ave 9 since 2025-10.
Buying or selling at S$605,912?
Buying: Stamp duty on S$605,912 · Cash and CPF needed on S$605,912 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$605,912.
Each opens with this figure filled in; change anything there.
Primary schools near 485b 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
- Gongshang Primary School · 739 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 746 m · no 2025 Phase 2C ballot
- White Sands Primary School · 756 m · no 2025 Phase 2C ballot
- East Spring Primary School · 871 m · no 2025 Phase 2C ballot
1 to 2 km
- Chongzheng Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Casuarina Primary School · 1,354 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,674 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Elias Park Primary School · 1,997 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 485B · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$648,000 | S$6,231 psm |
| May 2025 | Blk 485B · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$761,000 | S$6,289 psm |
| Apr 2025 | Blk 485B · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Jan 2025 | Blk 485B · 4 ROOM · 10 TO 12 · Model A · 63 years left | 104 sqm | S$605,000 | S$5,817 psm |
| Sept 2024 | Blk 485B · 5 ROOM · 04 TO 06 · Improved · 64 years left excluded: outlier | 121 sqm | S$780,000 | S$6,446 psm |
| Aug 2024 | Blk 485B · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$595,000 | S$5,721 psm |
| Jul 2024 | Blk 485B · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$570,000 | S$5,481 psm |
| Jun 2024 | Blk 485B · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$550,000 | S$5,288 psm |
| May 2024 | Blk 485B · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$608,000 | S$5,846 psm |
| Nov 2023 | Blk 485B · 5 ROOM · 01 TO 03 · Improved · 65 years left excluded: outlier | 121 sqm | S$580,000 | S$4,793 psm |
| Dec 2022 | Blk 485B · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$553,000 | S$5,317 psm |
| Aug 2022 | Blk 485B · 5 ROOM · 10 TO 12 · Improved · 66 years left | 121 sqm | S$600,000 | S$4,959 psm |
| Oct 2021 | Blk 485B · 5 ROOM · 01 TO 03 · Improved · 67 years left | 121 sqm | S$540,000 | S$4,463 psm |
Showing 13 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 485B · 5 ROOM | S$3,750 | — |
| Apr 2026 | Blk 485B · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 485B · 4 ROOM | S$2,500 | — |
| Mar 2025 | Blk 485B · 5 ROOM | S$3,400 | — |
| Sept 2024 | Blk 485B · 5 ROOM | S$3,800 | — |
| Apr 2024 | Blk 485B · 5 ROOM | S$2,400 | — |
| Jan 2024 | Blk 485B · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 485B · 4 ROOM | S$2,000 | — |
| Nov 2023 | Blk 485B · 5 ROOM | S$2,000 | — |
| Oct 2023 | Blk 485B · 5 ROOM | S$4,000 | — |
| Jun 2023 | Blk 485B · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 485B · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 485B · 5 ROOM | S$2,200 | — |
| Jan 2022 | Blk 485B · 5 ROOM | S$2,450 | — |
| Nov 2021 | Blk 485B · 5 ROOM | S$2,000 | — |
| Nov 2021 | Blk 485B · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 485B · 5 ROOM | S$2,300 | — |
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$584,581 | S$645,425 | S$699,008 | S$711,232 |
| 10 years | 51 years | S$558,039 | S$680,247 | S$797,882 | S$826,034 |
| 20 years | 41 years | S$499,059 | S$741,576 | S$1,020,235 | S$1,093,500 |
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.