Blk 450A Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 521450 · D18
Median PSF · 12m
S$595
Median price · 12m
S$679K
Latest sale
S$672K
Jul 2026
1-year change
—
Sales · 12m
2
104 all time
Gross yield
6.10%
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
- +19.9%
- Annualised
- +15.6%
- Transactions
- 7
- 1 year
- —
- 3 years p.a.
- +4.8%
- 5 years p.a.
- +6.5%
- Median size
- 1,302 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 450A Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$595 | S$601 | -1.1% |
| Median price | S$679K | S$720K | -5.8% |
| Gross rental yield | 6.10% | 6.01% | +0.1 pts |
| 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.
Median monthly rent
S$3,450
Contracts · 12m
2
Implied annual rent
S$41K
Gross yield
6.10%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,450 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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%68
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 420 m.
- Price momentumweight 18%60
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.
- Rental yieldweight 20%45
Gross yield against every other development in its segment.
- Valuationweight 22%44
How its median price per square foot compares with its own district.
- 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 MRT420 m
- Tampines MRT1.0 km
- Pasir Ris East MRT1.3 km
- Pasir Ris MRT1.6 km
Schools within 2 km
- Gongshang Primary Schoolprimary370 m
- Temasek Junior Collegemixed level (s1-jc2)450 m
- Tampines North Primary Schoolprimary460 m
- Dunman Secondary Schoolsecondary (s1-s5)510 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)590 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)660 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$672,000 | 1,141 sqft | S$589 | 07 TO 09 | 69 yr 5 mo |
| Feb 2026 | 4 ROOM | S$685,000 | 1,141 sqft | S$600 | 04 TO 06 | 69 yr 9 mo |
| Jun 2023 | 4 ROOM | S$590,000 | 1,141 sqft | S$517 | 01 TO 03 | 72 yr 6 mo |
| Apr 2023 | 5 ROOM | S$775,000 | 1,453 sqft | S$533 | 07 TO 09 | 72 yr 7 mo |
| Mar 2023 | 5 ROOM | S$693,000 | 1,335 sqft | S$519 | 07 TO 09 | 72 yr 9 mo |
| Feb 2023 | 5 ROOM | S$680,000 | 1,335 sqft | S$509 | 07 TO 09 | 72 yr 10 mo |
| Nov 2022 | 5 ROOM | S$640,000 | 1,302 sqft | S$491 | 04 TO 06 | 73 yr 1 mo |
| Jun 2021 | 4 ROOM | S$490,000 | 1,130 sqft | S$434 | 04 TO 06 | 74 yr 6 mo |
| Dec 2020 | 5 ROOM | S$580,000 | 1,335 sqft | S$435 | 10 TO 12 | 75 yrs |
| Feb 2020 | 5 ROOM | S$602,998 | 1,367 sqft | S$441 | 10 TO 12 | 75 yr 9 mo |
| Oct 2019 | 5 ROOM | S$537,000 | 1,324 sqft | S$406 | 07 TO 09 | 76 yr 1 mo |
| Jul 2019 | 4 ROOM | S$460,000 | 1,141 sqft | S$403 | 07 TO 09 | 76 yr 4 mo |
| Apr 2019 | 4 ROOM | S$450,000 | 1,141 sqft | S$394 | 04 TO 06 | 76 yr 7 mo |
| Dec 2017 | 5 ROOM | S$548,000 | 1,335 sqft | S$411 | 10 TO 12 | 77 yr 11 mo |
| Jul 2017 | 4 ROOM | S$430,000 | 1,130 sqft | S$380 | 07 TO 09 | 78 yr 5 mo |
| Oct 2016 | 4 ROOM | S$400,000 | 1,141 sqft | S$351 | 04 TO 06 | 79 yrs |
| Jan 2016 | 5 ROOM | S$542,500 | 1,421 sqft | S$382 | 04 TO 06 | 79 yrs |
| Sep 2015 | 5 ROOM | S$538,000 | 1,421 sqft | S$379 | 04 TO 06 | 80 yrs |
| Apr 2015 | 5 ROOM | S$510,000 | 1,367 sqft | S$373 | 10 TO 12 | 80 yrs |
| Nov 2014 | 4 ROOM | S$480,000 | 1,130 sqft | S$425 | 10 TO 12 | 80 yr 2 mo |
| Sep 2014 | 5 ROOM | S$605,000 | 1,453 sqft | S$416 | 07 TO 09 | 80 yr 4 mo |
| Apr 2014 | 4 ROOM | S$487,000 | 1,141 sqft | S$427 | 10 TO 12 | 80 yr 9 mo |
| Aug 2013 | 5 ROOM | S$528,000 | 1,302 sqft | S$405 | 04 TO 06 | 81 yr 5 mo |
| May 2013 | 5 ROOM | S$556,000 | 1,324 sqft | S$420 | 04 TO 06 | 81 yr 8 mo |
| Dec 2012 | 5 ROOM | S$555,000 | 1,335 sqft | S$416 | 10 TO 12 | 82 yr 1 mo |
| Jun 2012 | 4 ROOM | S$480,000 | 1,130 sqft | S$425 | 10 TO 12 | 82 yr 7 mo |
| Apr 2012 | 5 ROOM | S$506,000 | 1,324 sqft | S$382 | 06 TO 10 | 82 yr 9 mo |
| Oct 2011 | 5 ROOM | S$515,000 | 1,335 sqft | S$386 | 07 TO 09 | 83 yr 3 mo |
| Jul 2011 | 5 ROOM | S$485,000 | 1,324 sqft | S$366 | 07 TO 09 | 83 yr 6 mo |
| Apr 2011 | 4 ROOM | S$410,000 | 1,130 sqft | S$363 | 04 TO 06 | 83 yr 9 mo |
| Apr 2010 | 4 ROOM | S$385,000 | 1,141 sqft | S$337 | 10 TO 12 | 84 yr 9 mo |
| Mar 2010 | 5 ROOM | S$430,000 | 1,453 sqft | S$296 | 10 TO 12 | 84 yr 10 mo |
| Jan 2010 | 5 ROOM | S$415,000 | 1,421 sqft | S$292 | 01 TO 03 | 85 yrs |
| Oct 2009 | 4 ROOM | S$355,000 | 1,130 sqft | S$314 | 04 TO 06 | 85 yr 3 mo |
| Aug 2009 | 5 ROOM | S$420,000 | 1,421 sqft | S$296 | 04 TO 06 | 85 yr 5 mo |
| Aug 2009 | 5 ROOM | S$397,000 | 1,324 sqft | S$300 | 04 TO 06 | 85 yr 5 mo |
| Apr 2009 | 5 ROOM | S$382,000 | 1,324 sqft | S$289 | 10 TO 12 | 85 yr 9 mo |
| Jul 2008 | 5 ROOM | S$366,000 | 1,302 sqft | S$281 | 04 TO 06 | 86 yr 6 mo |
| Apr 2008 | 4 ROOM | S$338,000 | 1,141 sqft | S$296 | 07 TO 09 | 86 yr 9 mo |
| Jul 2007 | 5 ROOM | S$324,000 | 1,367 sqft | S$237 | 04 TO 06 | 87 yr 6 mo |
Showing the 40 most recent of 104 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 443 Tampines St 43
S$522
-6.8%1 sales7.3% yield
Blk 450G Tampines St 42
S$580
-3.6%1 sales4.9% yield
Blk 444 Tampines St 42
S$540
+9.9%3 sales6.5% yield
Blk 434 Tampines St 43
S$609
+1.8%2 sales7.1% yield
Blk 450E Tampines St 42
S$599
+2.0%1 sales5.6% yield
Blk 450 Tampines St 42
S$532
-10.0%1 sales7.5% yield
Blk 450C Tampines St 42
S$571
+6.6%2 sales6.2% yield
Blk 433 Tampines St 43
S$633
-7.2%2 sales7.2% 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.