Blk 448 Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 520448 · D18
Median PSF · 12m
S$570
Median price · 12m
S$542K
Latest sale
S$605K
Jul 2026
1-year change
+3.3%
Sales · 12m
2
173 all time
Gross yield
6.39%
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
- +21.3%
- Annualised
- +8.9%
- Transactions
- 9
- 1 year
- +3.3%
- 3 years p.a.
- +4.3%
- 5 years p.a.
- +5.2%
- Median size
- 797 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 448 Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$570 | S$601 | -5.2% |
| Median price | S$542K | S$720K | -24.8% |
| Gross rental yield | 6.39% | 6.01% | +0.4 pts |
| 1-year price change | +3.3% | +0.7% | +2.6 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$3,000
Contracts · 12m
3
Implied annual rent
S$36K
Gross yield
6.39%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$2,600 |
| 4 ROOM | 1 | S$3,000 |
Investment analysis
Investment score 50 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
50/100
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.
- Locationweight 15%58
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 500 m.
- Valuationweight 22%57
How its median price per square foot compares with its own district.
- Rental yieldweight 20%55
Gross yield against every other development in its segment.
- Price momentumweight 18%53
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
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.
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 MRT500 m
- Tampines MRT870 m
- Pasir Ris East MRT1.5 km
- Simei MRT1.7 km
Schools within 2 km
- Gongshang Primary Schoolprimary210 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)420 m
- Tampines North Primary Schoolprimary420 m
- Temasek Junior Collegemixed level (s1-jc2)580 m
- Yumin Primary Schoolprimary680 m
- Dunman Secondary Schoolsecondary (s1-s5)680 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$605,000 | 1,119 sqft | S$540 | 07 TO 09 | 57 yr 7 mo |
| Apr 2026 | 3 ROOM | S$478,000 | 797 sqft | S$600 | 07 TO 09 | 57 yr 11 mo |
| Nov 2024 | 4 ROOM | S$618,000 | 1,119 sqft | S$552 | 10 TO 12 | 59 yr 4 mo |
| Nov 2023 | 3 ROOM | S$431,000 | 797 sqft | S$541 | 07 TO 09 | 60 yr 4 mo |
| May 2023 | 4 ROOM | S$556,000 | 1,163 sqft | S$478 | 04 TO 06 | 60 yr 9 mo |
| Jan 2023 | 3 ROOM | S$412,000 | 797 sqft | S$517 | 10 TO 12 | 61 yr 2 mo |
| Nov 2022 | 3 ROOM | S$400,000 | 797 sqft | S$502 | 10 TO 12 | 61 yr 4 mo |
| Jan 2022 | 3 ROOM | S$380,000 | 797 sqft | S$477 | 10 TO 12 | 62 yr 2 mo |
| Sep 2021 | 3 ROOM | S$355,000 | 797 sqft | S$446 | 04 TO 06 | 62 yr 6 mo |
| Feb 2021 | 3 ROOM | S$349,000 | 797 sqft | S$438 | 01 TO 03 | 63 yr 1 mo |
| Aug 2020 | 3 ROOM | S$355,000 | 797 sqft | S$446 | 04 TO 06 | 63 yr 6 mo |
| Jun 2020 | 4 ROOM | S$430,000 | 1,130 sqft | S$380 | 07 TO 09 | 63 yr 10 mo |
| Nov 2019 | 3 ROOM | S$338,000 | 797 sqft | S$424 | 04 TO 06 | 64 yr 3 mo |
| Sep 2019 | 4 ROOM | S$405,000 | 1,119 sqft | S$362 | 10 TO 12 | 64 yr 6 mo |
| Aug 2019 | 4 ROOM | S$430,000 | 1,119 sqft | S$384 | 10 TO 12 | 64 yr 6 mo |
| Jun 2018 | 3 ROOM | S$310,000 | 797 sqft | S$389 | 01 TO 03 | 65 yr 9 mo |
| Aug 2017 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 04 TO 06 | 66 yr 7 mo |
| Jul 2017 | 4 ROOM | S$420,000 | 1,130 sqft | S$372 | 07 TO 09 | 66 yr 7 mo |
| May 2017 | 3 ROOM | S$377,000 | 797 sqft | S$473 | 10 TO 12 | 66 yr 9 mo |
| Jan 2017 | 4 ROOM | S$415,000 | 1,130 sqft | S$367 | 04 TO 06 | 67 yr 1 mo |
| Dec 2016 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 04 TO 06 | 67 yrs |
| Dec 2015 | 4 ROOM | S$438,000 | 1,130 sqft | S$388 | 07 TO 09 | 68 yrs |
| Apr 2015 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 07 TO 09 | 68 yrs |
| Dec 2014 | 3 ROOM | S$350,000 | 797 sqft | S$439 | 07 TO 09 | 69 yr 1 mo |
| Dec 2014 | 3 ROOM | S$339,000 | 797 sqft | S$426 | 10 TO 12 | 69 yr 1 mo |
| Nov 2014 | 3 ROOM | S$355,000 | 797 sqft | S$446 | 07 TO 09 | 69 yr 2 mo |
| Nov 2014 | 3 ROOM | S$300,000 | 797 sqft | S$377 | 04 TO 06 | 69 yr 2 mo |
| Sep 2014 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 01 TO 03 | 69 yr 4 mo |
| Feb 2013 | 4 ROOM | S$480,888 | 1,119 sqft | S$430 | 01 TO 03 | 70 yr 11 mo |
| Jan 2013 | 3 ROOM | S$360,000 | 797 sqft | S$452 | 04 TO 06 | 71 yrs |
| Sep 2012 | 4 ROOM | S$456,000 | 1,119 sqft | S$407 | 04 TO 06 | 71 yr 4 mo |
| Sep 2012 | 4 ROOM | S$450,000 | 1,130 sqft | S$398 | 01 TO 03 | 71 yr 4 mo |
| Nov 2011 | 3 ROOM | S$340,000 | 797 sqft | S$427 | 01 TO 03 | 72 yr 2 mo |
| Nov 2010 | 3 ROOM | S$308,000 | 797 sqft | S$387 | 01 TO 03 | 73 yr 2 mo |
| Sep 2010 | 4 ROOM | S$379,500 | 1,130 sqft | S$336 | 04 TO 06 | 73 yr 4 mo |
| Aug 2010 | 3 ROOM | S$320,000 | 797 sqft | S$402 | 07 TO 09 | 73 yr 5 mo |
| Jul 2010 | 4 ROOM | S$380,000 | 1,119 sqft | S$339 | 04 TO 06 | 73 yr 6 mo |
| Jul 2010 | 3 ROOM | S$316,000 | 797 sqft | S$397 | 07 TO 09 | 73 yr 6 mo |
| Apr 2010 | 3 ROOM | S$311,000 | 797 sqft | S$390 | 10 TO 12 | 73 yr 9 mo |
| Oct 2009 | 3 ROOM | S$272,000 | 797 sqft | S$341 | 07 TO 09 | 74 yr 3 mo |
Showing the 40 most recent of 173 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 447 Tampines St 42
S$592
—1 sales
Blk 446 Tampines St 42
S$568
+2.0%2 sales5.7% yield
Blk 450 Tampines St 42
S$532
-10.0%1 sales7.5% yield
Blk 445 Tampines St 42
S$581
-11.4%3 sales7.6% yield
Blk 444 Tampines St 42
S$540
+9.9%3 sales6.5% yield
Blk 230F Tampines St 24
S$600
-6.7%1 sales
Blk 450C Tampines St 42
S$571
+6.6%2 sales6.2% yield
Blk 230E Tampines St 24
S$681
—1 sales4.3% 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.