Blk 447 Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 520447 · D18
Median PSF · 12m
S$592
Median price · 12m
S$535K
Latest sale
S$535K
May 2026
1-year change
—
Sales · 12m
1
46 all time
Gross yield
—
no rental data
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
- +16.2%
- Annualised
- +22.2%
- Transactions
- 3
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 904 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 447 Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$592 | S$601 | -1.6% |
| Median price | S$535K | S$720K | -25.7% |
| Gross rental yield | — | 6.01% | — |
| 1-year price change | — | +0.7% | — |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 36 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
36/100
62% 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.
- Locationweight 15%53
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 550 m.
- Valuationweight 22%46
How its median price per square foot compares with its own district.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%not measurable
Gross yield against every other development in its segment.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score rental yield, price momentum.
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 MRT550 m
- Tampines MRT820 m
- Pasir Ris East MRT1.5 km
Schools within 2 km
- Gongshang Primary Schoolprimary150 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)390 m
- Tampines North Primary Schoolprimary400 m
- Temasek Junior Collegemixed level (s1-jc2)630 m
- Yumin Primary Schoolprimary680 m
- Dunman Secondary Schoolsecondary (s1-s5)740 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$535,000 | 904 sqft | S$592 | 04 TO 06 | 57 yr 9 mo |
| Apr 2024 | 4 ROOM | S$520,000 | 904 sqft | S$575 | 04 TO 06 | 59 yr 10 mo |
| Nov 2023 | 4 ROOM | S$570,000 | 1,119 sqft | S$509 | 04 TO 06 | 60 yr 3 mo |
| Feb 2017 | 4 ROOM | S$420,000 | 1,119 sqft | S$375 | 01 TO 03 | 66 yr 11 mo |
| Oct 2010 | 4 ROOM | S$346,000 | 904 sqft | S$383 | 04 TO 06 | 73 yr 3 mo |
| Sep 2010 | 4 ROOM | S$386,000 | 1,119 sqft | S$345 | 01 TO 03 | 73 yr 4 mo |
| May 2009 | 4 ROOM | S$310,100 | 1,119 sqft | S$277 | 01 TO 03 | 74 yr 8 mo |
| Feb 2008 | 4 ROOM | S$265,000 | 1,119 sqft | S$237 | 01 TO 03 | 75 yr 11 mo |
| Jun 2007 | 4 ROOM | S$225,000 | 1,119 sqft | S$201 | 01 TO 03 | 76 yr 7 mo |
| Apr 2006 | 4 ROOM | S$170,000 | 958 sqft | S$177 | 01 TO 03 | 77 yr 9 mo |
| Sep 2004 | 4 ROOM | S$255,000 | 904 sqft | S$282 | 04 TO 06 | 79 yr 4 mo |
| May 2004 | 4 ROOM | S$210,000 | 1,119 sqft | S$188 | 04 TO 06 | 79 yr 8 mo |
| Dec 2003 | 4 ROOM | S$270,000 | 1,119 sqft | S$241 | 01 TO 03 | 80 yr 1 mo |
| Nov 2003 | 4 ROOM | S$247,000 | 1,119 sqft | S$221 | 01 TO 03 | 80 yr 2 mo |
| Dec 2002 | 4 ROOM | S$225,000 | 958 sqft | S$235 | 01 TO 03 | 81 yr 1 mo |
| Aug 2002 | 4 ROOM | S$231,000 | 1,119 sqft | S$206 | 01 TO 03 | 81 yr 5 mo |
| Nov 2001 | 4 ROOM | S$210,000 | 958 sqft | S$219 | 01 TO 03 | 82 yr 2 mo |
| Jul 2001 | 4 ROOM | S$230,000 | 958 sqft | S$240 | 01 TO 03 | 82 yr 6 mo |
| Apr 2001 | 4 ROOM | S$210,000 | 904 sqft | S$232 | 04 TO 06 | 82 yr 9 mo |
| Mar 2001 | 4 ROOM | S$217,000 | 904 sqft | S$240 | 01 TO 03 | 82 yr 10 mo |
| Feb 2001 | 4 ROOM | S$238,000 | 904 sqft | S$263 | 01 TO 03 | 82 yr 11 mo |
| Feb 2001 | 4 ROOM | S$221,000 | 904 sqft | S$244 | 04 TO 06 | 82 yr 11 mo |
| Nov 2000 | 4 ROOM | S$270,000 | 1,119 sqft | S$241 | 01 TO 03 | 83 yr 2 mo |
| Aug 2000 | 4 ROOM | S$250,000 | 958 sqft | S$261 | 01 TO 03 | 83 yr 5 mo |
| Apr 2000 | 4 ROOM | S$272,000 | 1,119 sqft | S$243 | 04 TO 06 | 83 yr 9 mo |
| Jun 1999 | 4 ROOM | S$203,000 | 904 sqft | S$225 | 01 TO 03 | 84 yr 7 mo |
| Apr 1999 | 4 ROOM | S$216,000 | 904 sqft | S$239 | 01 TO 03 | 84 yr 9 mo |
| Feb 1999 | 4 ROOM | S$218,000 | 958 sqft | S$228 | 01 TO 03 | 84 yr 11 mo |
| Jan 1999 | 4 ROOM | S$267,000 | 1,119 sqft | S$239 | 04 TO 06 | 85 yrs |
| Dec 1998 | 4 ROOM | S$261,000 | 1,119 sqft | S$233 | 04 TO 06 | 85 yr 1 mo |
| Nov 1998 | 4 ROOM | S$270,000 | 1,119 sqft | S$241 | 01 TO 03 | 85 yr 2 mo |
| Feb 1998 | 4 ROOM | S$252,000 | 904 sqft | S$279 | 01 TO 03 | 85 yr 11 mo |
| Oct 1997 | 4 ROOM | S$268,000 | 904 sqft | S$296 | 01 TO 03 | 86 yr 3 mo |
| Aug 1997 | 4 ROOM | S$290,000 | 904 sqft | S$321 | 04 TO 06 | 86 yr 5 mo |
| Sep 1996 | 4 ROOM | S$275,000 | 904 sqft | S$304 | 04 TO 06 | 87 yr 4 mo |
| Nov 1995 | 4 ROOM | S$275,000 | 1,119 sqft | S$246 | 01 TO 03 | 88 yr 2 mo |
| Oct 1995 | 4 ROOM | S$191,000 | 904 sqft | S$211 | 04 TO 06 | 88 yr 3 mo |
| Sep 1995 | 4 ROOM | S$181,000 | 904 sqft | S$200 | 01 TO 03 | 88 yr 4 mo |
| Aug 1995 | 4 ROOM | S$255,000 | 1,119 sqft | S$228 | 01 TO 03 | 88 yr 5 mo |
| Nov 1993 | 4 ROOM | S$100,000 | 904 sqft | S$111 | 01 TO 03 | 90 yr 2 mo |
Showing the 40 most recent of 46 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448 Tampines St 42
S$570
+3.3%2 sales6.4% yield
Blk 446 Tampines St 42
S$568
+2.0%2 sales5.7% yield
Blk 445 Tampines St 42
S$581
-11.4%3 sales7.6% yield
Blk 230F Tampines St 24
S$600
-6.7%1 sales
Blk 450 Tampines St 42
S$532
-10.0%1 sales7.5% yield
Blk 444 Tampines St 42
S$540
+9.9%3 sales6.5% yield
Blk 230E Tampines St 24
S$681
—1 sales4.3% yield
Blk 230J Tampines St 21
S$560
—1 sales5.7% 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.