Blk 446 Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 520446 · D18
Median PSF · 12m
S$568
Median price · 12m
S$486K
Latest sale
S$486K
Oct 2026
1-year change
+2.0%
Sales · 12m
5
192 all time
Gross yield
5.86%
3 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
- +38.5%
- Annualised
- +9.7%
- Transactions
- 31
- 1 year
- +2.0%
- 3 years p.a.
- +4.8%
- 5 years p.a.
- +6.7%
- Median size
- 1,119 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 446 Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$568 | S$601 | -5.5% |
| Median price | S$486K | S$721K | -32.6% |
| Gross rental yield | 5.86% | 5.99% | -0.1 pts |
| 1-year price change | +2.0% | -0.0% | +2.0 pts |
This development trades about 5% 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$2,800
Contracts · 12m
3
Implied annual rent
S$34K
Gross yield
5.86%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,800 |
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.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%64
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%57
How its median price per square foot compares with its own district.
- Locationweight 15%56
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 520 m.
- Rental yieldweight 20%36
Gross yield against every other development in its segment.
- Supply riskweight 10%11
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 MRT520 m
- Tampines MRT900 m
- Pasir Ris East MRT1.5 km
- Pasir Ris MRT1.7 km
Schools within 2 km
- Gongshang Primary Schoolprimary220 m
- Tampines North Primary Schoolprimary380 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)470 m
- Temasek Junior Collegemixed level (s1-jc2)580 m
- Dunman Secondary Schoolsecondary (s1-s5)650 m
- Yumin Primary Schoolprimary740 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.6 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$486,000 | 797 sqft | S$610 | 10 TO 12 | 57 yr 9 mo |
| Jun 2026 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 58 yr 1 mo |
| Jun 2026 | 3 ROOM | S$450,000 | 797 sqft | S$565 | 04 TO 06 | 58 yr 1 mo |
| Mar 2026 | 4 ROOM | S$640,000 | 1,119 sqft | S$572 | 10 TO 12 | 58 yr 4 mo |
| Mar 2026 | 4 ROOM | S$640,000 | 1,119 sqft | S$572 | 10 TO 12 | 58 yr 4 mo |
| Sep 2025 | 4 ROOM | S$640,000 | 1,119 sqft | S$572 | 10 TO 12 | 58 yr 9 mo |
| Sep 2025 | 4 ROOM | S$640,000 | 1,119 sqft | S$572 | 10 TO 12 | 58 yr 9 mo |
| May 2025 | 4 ROOM | S$608,000 | 1,119 sqft | S$543 | 04 TO 06 | 59 yr 2 mo |
| May 2025 | 4 ROOM | S$608,000 | 1,119 sqft | S$543 | 04 TO 06 | 59 yr 2 mo |
| Jul 2024 | 3 ROOM | S$458,000 | 797 sqft | S$575 | 10 TO 12 | 60 yr 1 mo |
| Jul 2024 | 3 ROOM | S$458,000 | 797 sqft | S$575 | 10 TO 12 | 60 yr 1 mo |
| May 2024 | 3 ROOM | S$451,000 | 797 sqft | S$566 | 10 TO 12 | 60 yr 2 mo |
| May 2024 | 3 ROOM | S$451,000 | 797 sqft | S$566 | 10 TO 12 | 60 yr 2 mo |
| Jan 2024 | 4 ROOM | S$568,000 | 1,119 sqft | S$507 | 10 TO 12 | 60 yr 6 mo |
| Jan 2024 | 4 ROOM | S$568,000 | 1,119 sqft | S$507 | 10 TO 12 | 60 yr 6 mo |
| Nov 2023 | 4 ROOM | S$535,000 | 1,163 sqft | S$460 | 01 TO 03 | 60 yr 8 mo |
| Nov 2023 | 4 ROOM | S$535,000 | 1,163 sqft | S$460 | 01 TO 03 | 60 yr 8 mo |
| Oct 2023 | 4 ROOM | S$585,000 | 1,130 sqft | S$518 | 10 TO 12 | 60 yr 9 mo |
| Oct 2023 | 4 ROOM | S$585,000 | 1,130 sqft | S$518 | 10 TO 12 | 60 yr 9 mo |
| May 2023 | 3 ROOM | S$415,000 | 797 sqft | S$521 | 10 TO 12 | 61 yr 2 mo |
| May 2023 | 3 ROOM | S$415,000 | 797 sqft | S$521 | 10 TO 12 | 61 yr 2 mo |
| Dec 2022 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 04 TO 06 | 61 yr 7 mo |
| Dec 2022 | 3 ROOM | S$375,000 | 797 sqft | S$471 | 04 TO 06 | 61 yr 7 mo |
| Sep 2022 | 4 ROOM | S$520,000 | 1,130 sqft | S$460 | 04 TO 06 | 61 yr 10 mo |
| Sep 2022 | 4 ROOM | S$520,000 | 1,130 sqft | S$460 | 04 TO 06 | 61 yr 10 mo |
| Aug 2022 | 3 ROOM | S$395,000 | 797 sqft | S$496 | 07 TO 09 | 61 yr 10 mo |
| Aug 2022 | 3 ROOM | S$395,000 | 797 sqft | S$496 | 07 TO 09 | 61 yr 10 mo |
| Jan 2022 | 4 ROOM | S$480,000 | 1,119 sqft | S$429 | 07 TO 09 | 62 yr 6 mo |
| Jan 2022 | 4 ROOM | S$480,000 | 1,119 sqft | S$429 | 07 TO 09 | 62 yr 6 mo |
| Dec 2021 | 3 ROOM | S$400,000 | 797 sqft | S$502 | 10 TO 12 | 62 yr 7 mo |
| Oct 2021 | 3 ROOM | S$302,000 | 797 sqft | S$379 | 01 TO 03 | 62 yr 9 mo |
| Jun 2021 | 3 ROOM | S$352,000 | 797 sqft | S$442 | 07 TO 09 | 63 yrs |
| Sep 2020 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 04 TO 06 | 63 yr 10 mo |
| Jun 2020 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 07 TO 09 | 64 yr 2 mo |
| Feb 2020 | 3 ROOM | S$282,000 | 797 sqft | S$354 | 07 TO 09 | 64 yr 5 mo |
| Jun 2019 | 4 ROOM | S$438,000 | 1,130 sqft | S$388 | 04 TO 06 | 65 yr 7 mo |
| Jun 2019 | 3 ROOM | S$305,000 | 797 sqft | S$383 | 01 TO 03 | 65 yr 6 mo |
| Nov 2018 | 4 ROOM | S$435,000 | 1,119 sqft | S$389 | 10 TO 12 | 65 yr 7 mo |
| Oct 2018 | 4 ROOM | S$425,000 | 1,163 sqft | S$366 | 01 TO 03 | 65 yr 8 mo |
| May 2018 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 10 TO 12 | 66 yr 1 mo |
Showing the 40 most recent of 192 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 445 Tampines St 42
S$581
-11.4%6 sales7.6% yield
Blk 448 Tampines St 42
S$570
—4 sales6.6% yield
Blk 444 Tampines St 42
S$540
+9.9%6 sales6.6% yield
Blk 447 Tampines St 42
S$592
—2 sales
Blk 450 Tampines St 42
S$532
-10.0%2 sales7.5% yield
Blk 432 Tampines St 41
S$565
-0.8%10 sales6.7% yield
Blk 433 Tampines St 43
S$633
-7.2%4 sales7.1% yield
Blk 443 Tampines St 43
S$522
-9.8%2 sales7.3% 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.