Blk 499B Tampines Ave 9
Project page · 99-year lease from 2014
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 499A | 04 TO 06 | 46 sqm | S$417,588 | S$9,078 psm | ×1.000 | S$9,078 psm |
| Jun 2026 | Blk 499B | 01 TO 03 | 46 sqm | S$390,000 | S$8,478 psm | ×1.000 | S$8,478 psm |
| Mar 2026 | Blk 499A | 10 TO 12 | 46 sqm | S$422,888 | S$9,193 psm | ×0.997 | S$9,166 psm |
| Mar 2026 | Blk 499A | 10 TO 12 | 46 sqm | S$405,000 | S$8,804 psm | ×0.997 | S$8,778 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.
7.01% gross yield
S$28,800 of rent a year against the estimate above · 0.19 points below flats like it
Homes like this rent for about S$2,400 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 |
|---|---|---|---|
| Apr 2026 | 499B | 2 ROOM | S$2,400 |
| Feb 2026 | 499A | 2 ROOM | S$2,400 |
| Nov 2025 | 499A | 2 ROOM | S$2,400 |
median of 3 HDB rental approvals for 2 ROOM on Tampines Ave 9 since 2025-10.
Buying or selling at S$410,697?
Buying: Stamp duty on S$410,697 · Cash and CPF needed on S$410,697 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$410,697.
Each opens with this figure filled in; change anything there.
Primary schools near 499b 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 · 700 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines North Primary School · 758 m · no 2025 Phase 2C ballot
- East Spring Primary School · 798 m · no 2025 Phase 2C ballot
- White Sands Primary School · 842 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Casuarina Primary School · 1,462 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 1,574 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tampines Primary School · 1,601 m · no 2025 Phase 2C ballot
- Angsana Primary School · 1,917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 499B · 2 ROOM · 01 TO 03 · Model A · 87 years left | 46 sqm | S$390,000 | S$8,478 psm |
| Nov 2025 | Blk 499B · 3 ROOM · 01 TO 03 · Model A · 87 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Jul 2025 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 88 years left excluded: outlier | 46 sqm | S$412,000 | S$8,957 psm |
| Feb 2025 | Blk 499B · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$562,000 | S$8,388 psm |
| Feb 2025 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 88 years left | 46 sqm | S$363,000 | S$7,891 psm |
| Sept 2024 | Blk 499B · 2 ROOM · 01 TO 03 · Model A · 89 years left | 46 sqm | S$350,000 | S$7,609 psm |
| Aug 2024 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 89 years left | 46 sqm | S$357,000 | S$7,761 psm |
| Feb 2024 | Blk 499B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Nov 2023 | Blk 499B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$530,888 | S$7,924 psm |
| Jul 2023 | Blk 499B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 67 sqm | S$538,888 | S$8,043 psm |
| Apr 2023 | Blk 499B · 3 ROOM · 01 TO 03 · Model A · 90 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Feb 2023 | Blk 499B · 2 ROOM · 07 TO 09 · Model A · 90 years left | 46 sqm | S$345,000 | S$7,500 psm |
| Feb 2023 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 90 years left | 46 sqm | S$330,000 | S$7,174 psm |
| Sept 2022 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 46 sqm | S$335,000 | S$7,283 psm |
| Aug 2022 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 46 sqm | S$338,000 | S$7,348 psm |
| Feb 2022 | Blk 499B · 2 ROOM · 07 TO 09 · Model A · 91 years left | 46 sqm | S$302,000 | S$6,565 psm |
| Dec 2021 | Blk 499B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$398,000 | S$5,940 psm |
| Nov 2021 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 46 sqm | S$295,000 | S$6,413 psm |
| Oct 2021 | Blk 499B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 46 sqm | S$265,000 | S$5,761 psm |
Showing 19 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 499B · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 499B · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 499B · 3 ROOM | S$2,790 | — |
| Jul 2025 | Blk 499B · 2 ROOM | S$600 | — |
| Mar 2025 | Blk 499B · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 499B · 2 ROOM | S$2,450 | — |
| Jul 2024 | Blk 499B · 3 ROOM | S$2,900 | — |
| Apr 2024 | Blk 499B · 2 ROOM | S$1,600 | — |
| Mar 2024 | Blk 499B · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 499B · 3 ROOM | S$2,850 | — |
| Jan 2024 | Blk 499B · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 499B · 2 ROOM | S$1,900 | — |
| Sept 2023 | Blk 499B · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 499B · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 499B · 2 ROOM | S$2,700 | — |
| Jul 2022 | Blk 499B · 3 ROOM | S$2,800 | — |
| Jun 2022 | Blk 499B · 2 ROOM | S$600 | — |
| May 2022 | Blk 499B · 2 ROOM | S$2,000 | — |
| Feb 2022 | Blk 499B · 3 ROOM | S$2,900 | — |
| Jan 2022 | Blk 499B · 2 ROOM | S$1,650 | — |
| Jul 2021 | Blk 499B · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 499B · 2 ROOM | S$1,800 | — |
| Apr 2021 | Blk 499B · 2 ROOM | S$1,700 | — |
| Mar 2021 | Blk 499B · 2 ROOM | S$1,500 | — |
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 86 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 | 81 years | S$385,612 | S$425,747 | S$461,092 | S$469,156 |
| 10 years | 76 years | S$360,418 | S$439,348 | S$515,324 | S$533,507 |
| 20 years | 66 years | S$326,303 | S$484,869 | S$667,066 | S$714,969 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.