Blk 445 Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 520445 · D18
Median PSF · 12m
S$581
Median price · 12m
S$415K
Latest sale
S$471K
Aug 2026
1-year change
-11.4%
Sales · 12m
3
149 all time
Gross yield
7.64%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +22.6%
- Annualised
- +8.5%
- Transactions
- 16
- 1 year
- -11.4%
- 3 years p.a.
- +2.0%
- 5 years p.a.
- +5.0%
- Median size
- 818 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 445 Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$581 | S$601 | -3.4% |
| Median price | S$415K | S$720K | -42.4% |
| Gross rental yield | 7.64% | 6.01% | +1.6 pts |
| 1-year price change | -11.4% | +0.7% | -12.1 pts |
This development trades about 3% below the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,000
Contracts · 12m
2
Implied annual rent
S$36K
Gross yield
7.64%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$3,000 |
Investment analysis
Investment score 51 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
51/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%84
Gross yield against every other development in its segment.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%52
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 570 m.
- Valuationweight 22%51
How its median price per square foot compares with its own district.
- Price momentumweight 18%21
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines East MRT570 m
- Tampines MRT880 m
- Pasir Ris East MRT1.5 km
- Pasir Ris MRT1.6 km
Schools within 2 km
- Gongshang Primary Schoolprimary210 m
- Tampines North Primary Schoolprimary320 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)490 m
- Temasek Junior Collegemixed level (s1-jc2)630 m
- Dunman Secondary Schoolsecondary (s1-s5)670 m
- Yumin Primary Schoolprimary780 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$471,000 | 818 sqft | S$576 | 01 TO 03 | 58 yr 7 mo |
| Jul 2026 | 3 ROOM | S$400,000 | 689 sqft | S$581 | 04 TO 06 | 58 yr 8 mo |
| Jun 2026 | 3 ROOM | S$415,000 | 689 sqft | S$602 | 01 TO 03 | 58 yr 9 mo |
| Jul 2025 | 3 ROOM | S$463,000 | 689 sqft | S$672 | 07 TO 09 | 59 yr 9 mo |
| Mar 2025 | 3 ROOM | S$440,000 | 689 sqft | S$639 | 04 TO 06 | 60 yr 1 mo |
| Jul 2024 | 4 ROOM | S$535,088 | 958 sqft | S$559 | 04 TO 06 | 60 yr 9 mo |
| Aug 2023 | 4 ROOM | S$530,000 | 958 sqft | S$553 | 07 TO 09 | 61 yr 7 mo |
| Aug 2023 | 3 ROOM | S$420,000 | 689 sqft | S$610 | 01 TO 03 | 61 yr 8 mo |
| Jul 2023 | 3 ROOM | S$406,000 | 689 sqft | S$589 | 01 TO 03 | 61 yr 9 mo |
| Jun 2023 | 4 ROOM | S$516,000 | 958 sqft | S$539 | 07 TO 09 | 61 yr 10 mo |
| Feb 2023 | 4 ROOM | S$465,500 | 904 sqft | S$515 | 04 TO 06 | 62 yr 2 mo |
| Jan 2023 | 4 ROOM | S$518,000 | 958 sqft | S$541 | 07 TO 09 | 62 yr 5 mo |
| May 2022 | 4 ROOM | S$485,000 | 958 sqft | S$506 | 04 TO 06 | 62 yr 10 mo |
| Sep 2021 | 3 ROOM | S$325,000 | 689 sqft | S$472 | 07 TO 09 | 63 yr 7 mo |
| Aug 2021 | 4 ROOM | S$435,000 | 958 sqft | S$454 | 10 TO 12 | 63 yr 8 mo |
| Aug 2021 | 3 ROOM | S$325,000 | 689 sqft | S$472 | 01 TO 03 | 63 yr 8 mo |
| May 2021 | 4 ROOM | S$420,000 | 958 sqft | S$438 | 07 TO 09 | 63 yr 11 mo |
| Apr 2021 | 3 ROOM | S$328,000 | 689 sqft | S$476 | 10 TO 12 | 64 yrs |
| Mar 2021 | 4 ROOM | S$390,000 | 904 sqft | S$431 | 01 TO 03 | 64 yrs |
| Dec 2020 | 3 ROOM | S$310,000 | 689 sqft | S$450 | 04 TO 06 | 64 yr 4 mo |
| Jun 2020 | 4 ROOM | S$357,000 | 904 sqft | S$395 | 01 TO 03 | 64 yr 11 mo |
| Jan 2020 | 3 ROOM | S$300,000 | 689 sqft | S$435 | 01 TO 03 | 65 yr 2 mo |
| Apr 2019 | 4 ROOM | S$370,000 | 958 sqft | S$386 | 04 TO 06 | 65 yr 11 mo |
| Jun 2018 | 3 ROOM | S$330,000 | 818 sqft | S$403 | 01 TO 03 | 66 yr 9 mo |
| Apr 2018 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 04 TO 06 | 67 yrs |
| Nov 2016 | 4 ROOM | S$373,000 | 904 sqft | S$413 | 04 TO 06 | 68 yrs |
| Jan 2016 | 4 ROOM | S$376,000 | 904 sqft | S$416 | 04 TO 06 | 69 yrs |
| Jan 2016 | 3 ROOM | S$290,000 | 689 sqft | S$421 | 07 TO 09 | 69 yrs |
| Sep 2015 | 4 ROOM | S$365,000 | 958 sqft | S$381 | 07 TO 09 | 69 yrs |
| Aug 2015 | 3 ROOM | S$298,000 | 689 sqft | S$433 | 10 TO 12 | 69 yrs |
| Jun 2015 | 3 ROOM | S$300,000 | 689 sqft | S$435 | 01 TO 03 | 69 yrs |
| Apr 2015 | 3 ROOM | S$300,000 | 689 sqft | S$435 | 01 TO 03 | 69 yrs |
| Oct 2013 | 3 ROOM | S$337,000 | 689 sqft | S$489 | 07 TO 09 | 71 yr 3 mo |
| Jan 2013 | 3 ROOM | S$347,000 | 818 sqft | S$424 | 01 TO 03 | 72 yrs |
| Oct 2012 | 3 ROOM | S$369,000 | 689 sqft | S$536 | 10 TO 12 | 72 yr 3 mo |
| Feb 2012 | 3 ROOM | S$320,000 | 689 sqft | S$465 | 04 TO 06 | 72 yr 11 mo |
| Jan 2012 | 3 ROOM | S$328,000 | 689 sqft | S$476 | 07 TO 09 | 73 yrs |
| Feb 2011 | 3 ROOM | S$283,000 | 689 sqft | S$411 | 01 TO 03 | 73 yr 11 mo |
| Jul 2010 | 3 ROOM | S$285,000 | 689 sqft | S$414 | 07 TO 09 | 74 yr 6 mo |
| Jun 2010 | 4 ROOM | S$340,000 | 958 sqft | S$355 | 07 TO 09 | 74 yr 7 mo |
Showing the 40 most recent of 149 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 446 Tampines St 42
S$568
+2.0%2 sales5.7% yield
Blk 432 Tampines St 41
S$565
-0.9%5 sales6.7% yield
Blk 444 Tampines St 42
S$540
+9.9%3 sales6.5% yield
Blk 433 Tampines St 43
S$633
-7.2%2 sales7.2% yield
Blk 448 Tampines St 42
S$570
+3.3%2 sales6.4% yield
Blk 447 Tampines St 42
S$592
—1 sales
Blk 431 Tampines St 41
S$582
+2.3%6 sales5.0% yield
Blk 450 Tampines St 42
S$532
-10.0%1 sales7.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.