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HDB · 521491

Blk 491B Tampines Ave 9

Project page · 99-year lease from 1993

Indicative value range
S$727,625 – S$753,338
Indicative mid S$745,826 · S$6,039 psm

Based on 22 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 488A07 TO 09121 sqmS$700,000S$5,785 psm×1.000S$5,785 psm
Sept 2026Blk 485A07 TO 09125 sqmS$760,000S$6,080 psm×1.000S$6,080 psm
Aug 2026Blk 493B10 TO 12123 sqmS$800,000S$6,504 psm×1.000S$6,504 psm
Aug 2026Blk 491A10 TO 12126 sqmS$785,000S$6,230 psm×1.000S$6,230 psm
Aug 2026Blk 496D10 TO 12127 sqmS$750,000S$5,906 psm×1.000S$5,906 psm
Jul 2026Blk 486A07 TO 09127 sqmS$735,000S$5,787 psm×1.000S$5,787 psm
Jul 2026Blk 496D07 TO 09124 sqmS$793,000S$6,395 psm×1.000S$6,395 psm
Jul 2026Blk 494B04 TO 06120 sqmS$720,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 493A07 TO 09128 sqmS$780,000S$6,094 psm×1.000S$6,094 psm
Jul 2026Blk 486B07 TO 09124 sqmS$730,000S$5,887 psm×1.000S$5,887 psm
Jul 2026Blk 486A07 TO 09126 sqmS$765,000S$6,071 psm×1.000S$6,071 psm
Jun 2026Blk 488A04 TO 06121 sqmS$730,000S$6,033 psm×1.000S$6,033 psm
May 2026Blk 493A04 TO 06125 sqmS$710,000S$5,680 psm×1.000S$5,680 psm
May 2026Blk 486A07 TO 09126 sqmS$760,000S$6,032 psm×1.000S$6,032 psm
May 2026Blk 488A07 TO 09121 sqmS$740,000S$6,116 psm×1.000S$6,116 psm
Mar 2026Blk 491A07 TO 09124 sqmS$785,000S$6,331 psm×0.997S$6,312 psm
Feb 2026Blk 486C07 TO 09127 sqmS$770,000S$6,063 psm×0.997S$6,045 psm
Jan 2026Blk 485A10 TO 12125 sqmS$765,000S$6,120 psm×0.997S$6,102 psm
Jan 2026Blk 485A01 TO 03125 sqmS$720,000S$5,760 psm×0.997S$5,743 psm
Dec 2025Blk 485A07 TO 09125 sqmS$732,000S$5,856 psm×0.996S$5,833 psm
Dec 2025Blk 488A07 TO 09121 sqmS$740,000S$6,116 psm×0.996S$6,092 psm
Nov 2025Blk 491B07 TO 09124 sqmS$745,000S$6,008 psm×0.996S$5,984 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.

5.79% gross yield

S$43,200 of rent a year against the estimate above · 0.11 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

ApprovedBlockFlatRent a month
Sept 2026496E5 ROOMS$3,800
Sept 2026485B5 ROOMS$3,750
Sept 2026486C5 ROOMS$3,500
Sept 2026496E5 ROOMS$3,400
Aug 2026491B5 ROOMS$3,800
Jul 2026496E5 ROOMS$4,000
Jul 2026493A5 ROOMS$3,500
Jun 2026494B5 ROOMS$3,200

median of 32 HDB rental approvals for 5 ROOM on Tampines Ave 9 since 2025-10.

Buying or selling at S$745,826?

Buying: Stamp duty on S$745,826 · Cash and CPF needed on S$745,826 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$745,826.

Each opens with this figure filled in; change anything there.

Primary schools near 491b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 491B · 5 ROOM · 07 TO 09 · Improved · 67 years left
124 sqmS$745,000S$6,008 psm
Jun 2025
Blk 491B · 4 ROOM · 07 TO 09 · Model A · 67 years left
103 sqmS$660,000S$6,408 psm
Jan 2024
Blk 491B · 5 ROOM · 10 TO 12 · Improved · 69 years left
124 sqmS$676,000S$5,452 psm
Jan 2023
Blk 491B · 4 ROOM · 01 TO 03 · Model A · 70 years left
110 sqmS$560,000S$5,091 psm
Dec 2022
Blk 491B · 5 ROOM · 10 TO 12 · Improved · 70 years left
123 sqmS$655,888S$5,332 psm
See more

Showing 5 of 26.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years60 yearsS$722,540S$797,743S$863,971S$879,081
10 years55 yearsS$697,103S$849,765S$996,715S$1,031,883
20 years45 yearsS$631,932S$939,018S$1,291,869S$1,384,641

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.