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SG Property Intel
HDB99-yearBuilt 1995Outside Central RegionInvestment score 47

Blk 450C Tampines St 42

TAMPINES ST 42 · TAMPINES · Singapore 523450 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$571

Median price · 12m

S$710K

Latest sale

S$840K

Jun 2026

1-year change

+6.6%

Sales · 12m

2

103 all time

Gross yield

6.21%

4 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
+60.9%
Annualised
+23.5%
Transactions
10
1 year
+6.6%
3 years p.a.
+3.1%
5 years p.a.
—
Median size
1,324 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.

District analytics
MeasureBlk 450C Tampines St 42D18 medianDifference
Median PSFS$571S$601-5.0%
Median priceS$710KS$720K-1.4%
Gross rental yield6.21%6.01%+0.2 pts
1-year price change+6.6%+0.7%+5.9 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$3,725

Contracts · 12m

4

Implied annual rent

S$45K

Gross yield

6.21%

Unit typeContractsMedian rent
5 ROOM3S$3,750
4 ROOM1S$3,550

Investment analysis

Investment score 47 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

47/100

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%75

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 360 m.

  • Valuationweight 22%56

    How its median price per square foot compares with its own district.

  • Rental yieldweight 20%49

    Gross yield against every other development in its segment.

  • Liquidityweight 15%45

    Transactions in the last 12 months — how easily it trades.

  • Price momentumweight 18%34

    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 MRT360 m
  • Tampines MRT1.0 km
  • Pasir Ris East MRT1.4 km
  • Simei MRT1.6 km

Schools within 2 km

  • Gongshang Primary Schoolprimary350 m
  • Temasek Junior Collegemixed level (s1-jc2)440 m
  • Pasir Ris Secondary Schoolsecondary (s1-s5)490 m
  • Tampines North Primary Schoolprimary540 m
  • Ngee Ann Secondary Schoolsecondary (s1-s5)580 m
  • Dunman Secondary Schoolsecondary (s1-s5)590 m

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

  • TENETTQS Development Pte Ltd618 units1.7 km

High upcoming supply nearby may increase competition for tenants and buyers.

The record

Transactions at this development

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Jun 20265 ROOMS$840,0001,324 sqftS$63410 TO 1269 yr 4 mo
Dec 20254 ROOMS$580,0001,141 sqftS$50801 TO 0369 yr 10 mo
Dec 20245 ROOMS$785,0001,464 sqftS$53601 TO 0370 yr 10 mo
Sep 20245 ROOMS$718,0001,324 sqftS$54210 TO 1271 yr 1 mo
Apr 20245 ROOMS$780,0001,324 sqftS$58907 TO 0971 yr 6 mo
Aug 20235 ROOMS$690,0001,324 sqftS$52101 TO 0372 yr 1 mo
Dec 20224 ROOMS$560,0001,141 sqftS$49104 TO 0672 yr 10 mo
Oct 20225 ROOMS$790,0001,453 sqftS$54407 TO 0973 yrs
Aug 20225 ROOMS$735,0001,421 sqftS$51704 TO 0673 yr 1 mo
Oct 20214 ROOMS$450,0001,141 sqftS$39401 TO 0374 yrs
Jul 20195 ROOMS$635,0001,453 sqftS$43710 TO 1276 yr 2 mo
Jun 20185 ROOMS$560,0001,324 sqftS$42310 TO 1277 yr 4 mo
Jan 20185 ROOMS$525,0001,335 sqftS$39307 TO 0977 yr 8 mo
Oct 20175 ROOMS$515,0001,335 sqftS$38607 TO 0977 yr 11 mo
Jul 20174 ROOMS$410,0001,141 sqftS$35901 TO 0378 yr 2 mo
Jun 20174 ROOMS$420,0001,130 sqftS$37201 TO 0378 yr 3 mo
May 20174 ROOMS$433,0001,141 sqftS$38004 TO 0678 yr 4 mo
Jan 20164 ROOMS$450,0001,141 sqftS$39404 TO 0679 yrs
Mar 20155 ROOMS$530,0001,367 sqftS$38807 TO 0980 yrs
Mar 20155 ROOMS$500,0001,367 sqftS$36601 TO 0380 yrs
Aug 20145 ROOMS$583,0001,453 sqftS$40107 TO 0980 yr 5 mo
Jun 20144 ROOMS$430,0001,152 sqftS$37301 TO 0380 yr 7 mo
Oct 20135 ROOMS$588,0001,453 sqftS$40510 TO 1281 yr 3 mo
Oct 20135 ROOMS$573,0001,432 sqftS$40007 TO 0981 yr 3 mo
Aug 20135 ROOMS$565,0001,421 sqftS$39804 TO 0681 yr 5 mo
Jun 20124 ROOMS$499,0001,141 sqftS$43707 TO 0982 yr 7 mo
Feb 20125 ROOMS$497,0001,302 sqftS$38204 TO 0682 yr 11 mo
Nov 20115 ROOMS$508,0001,324 sqftS$38404 TO 0683 yr 2 mo
Aug 20105 ROOMS$460,0001,421 sqftS$32404 TO 0684 yr 5 mo
Jul 20105 ROOMS$422,0001,313 sqftS$32104 TO 0684 yr 6 mo
Jul 20104 ROOMS$408,0001,130 sqftS$36107 TO 0984 yr 6 mo
May 20105 ROOMS$470,0001,432 sqftS$32810 TO 1284 yr 8 mo
Apr 20105 ROOMS$452,0001,464 sqftS$30901 TO 0384 yr 9 mo
Apr 20104 ROOMS$350,0001,141 sqftS$30701 TO 0384 yr 9 mo
Nov 20095 ROOMS$473,0001,453 sqftS$32607 TO 0985 yr 2 mo
Oct 20095 ROOMS$376,0001,324 sqftS$28407 TO 0985 yr 3 mo
Sep 20095 ROOMS$428,0001,432 sqftS$29910 TO 1285 yr 4 mo
Mar 20085 ROOMS$380,0001,324 sqftS$28710 TO 1286 yr 10 mo
Dec 20074 ROOMS$307,0001,130 sqftS$27204 TO 0687 yr 1 mo
Mar 20074 ROOMS$260,0001,141 sqftS$22801 TO 0387 yr 10 mo

Showing the 40 most recent of 103 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 450D Tampines St 42

S$672

+13.1%1 sales5.5% yield

Blk 450 Tampines St 42

S$532

-10.0%1 sales7.5% yield

Blk 450E Tampines St 42

S$599

+2.0%1 sales5.6% yield

Blk 450A Tampines St 42

S$595

—2 sales6.1% yield

Blk 448 Tampines St 42

S$570

+3.3%2 sales6.4% yield

Blk 230 Tampines St 24

S$562

+4.0%2 sales6.4% 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

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

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.