Blk 450E Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 525450 · D18
Median PSF · 12m
S$599
Median price · 12m
S$800K
Latest sale
S$800K
Dec 2025
1-year change
+2.0%
Sales · 12m
1
70 all time
Gross yield
5.55%
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
- +42.3%
- Annualised
- +19.3%
- Transactions
- 11
- 1 year
- +2.0%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +7.3%
- Median size
- 1,319 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 450E Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$599 | S$601 | -0.3% |
| Median price | S$800K | S$720K | +11.1% |
| Gross rental yield | 5.55% | 6.01% | -0.5 pts |
| 1-year price change | +2.0% | +0.7% | +1.3 pts |
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$3,650
Contracts · 12m
2
Implied annual rent
S$44K
Gross yield
5.55%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,650 |
Investment analysis
Investment score 41 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
41/100
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%81
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 300 m.
- Price momentumweight 18%55
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%42
How its median price per square foot compares with its own district.
- Rental yieldweight 20%26
Gross yield against every other development in its segment.
- 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.
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 MRT300 m
- Tampines MRT1.1 km
- Pasir Ris East MRT1.3 km
- Simei MRT1.7 km
Schools within 2 km
- Temasek Junior Collegemixed level (s1-jc2)350 m
- Gongshang Primary Schoolprimary440 m
- Dunman Secondary Schoolsecondary (s1-s5)490 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)540 m
- Tampines North Primary Schoolprimary580 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)580 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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Dec 2025 | 5 ROOM | S$800,000 | 1,335 sqft | S$599 | 07 TO 09 | 69 yr 10 mo |
| Feb 2025 | 5 ROOM | S$778,000 | 1,324 sqft | S$588 | 10 TO 12 | 70 yr 8 mo |
| Jul 2024 | 5 ROOM | S$810,000 | 1,453 sqft | S$557 | 04 TO 06 | 71 yr 3 mo |
| May 2024 | 4 ROOM | S$620,000 | 1,152 sqft | S$538 | 10 TO 12 | 71 yr 5 mo |
| Sep 2023 | 5 ROOM | S$800,000 | 1,453 sqft | S$551 | 04 TO 06 | 72 yrs |
| Sep 2023 | 5 ROOM | S$660,000 | 1,313 sqft | S$503 | 01 TO 03 | 72 yr 1 mo |
| Apr 2022 | 4 ROOM | S$526,888 | 1,152 sqft | S$457 | 10 TO 12 | 73 yr 6 mo |
| Dec 2021 | 4 ROOM | S$500,000 | 1,130 sqft | S$442 | 04 TO 06 | 73 yr 9 mo |
| May 2021 | 5 ROOM | S$551,000 | 1,313 sqft | S$420 | 04 TO 06 | 74 yr 5 mo |
| May 2021 | 4 ROOM | S$485,000 | 1,152 sqft | S$421 | 04 TO 06 | 74 yr 5 mo |
| Apr 2021 | 5 ROOM | S$562,888 | 1,302 sqft | S$432 | 01 TO 03 | 74 yr 5 mo |
| Jan 2020 | 5 ROOM | S$557,000 | 1,324 sqft | S$421 | 07 TO 09 | 75 yr 8 mo |
| Dec 2018 | 5 ROOM | S$555,000 | 1,335 sqft | S$416 | 10 TO 12 | 76 yr 9 mo |
| Oct 2018 | 5 ROOM | S$502,000 | 1,302 sqft | S$385 | 04 TO 06 | 76 yr 11 mo |
| May 2017 | 4 ROOM | S$428,000 | 1,130 sqft | S$379 | 04 TO 06 | 78 yr 4 mo |
| Jul 2016 | 5 ROOM | S$525,000 | 1,335 sqft | S$393 | 07 TO 09 | 79 yrs |
| May 2016 | 4 ROOM | S$458,000 | 1,152 sqft | S$398 | 10 TO 12 | 79 yrs |
| Jan 2015 | 4 ROOM | S$468,000 | 1,152 sqft | S$406 | 07 TO 09 | 80 yrs |
| Jul 2013 | 4 ROOM | S$506,000 | 1,152 sqft | S$439 | 04 TO 06 | 81 yr 6 mo |
| Aug 2012 | 4 ROOM | S$485,000 | 1,152 sqft | S$421 | 04 TO 06 | 82 yr 5 mo |
| Feb 2012 | 5 ROOM | S$530,000 | 1,335 sqft | S$397 | 10 TO 12 | 82 yr 11 mo |
| Apr 2010 | 5 ROOM | S$418,000 | 1,335 sqft | S$313 | 07 TO 09 | 84 yr 9 mo |
| Apr 2009 | 5 ROOM | S$360,000 | 1,313 sqft | S$274 | 04 TO 06 | 85 yr 9 mo |
| Apr 2009 | 4 ROOM | S$330,000 | 1,152 sqft | S$287 | 10 TO 12 | 85 yr 9 mo |
| Feb 2009 | 4 ROOM | S$322,000 | 1,130 sqft | S$285 | 07 TO 09 | 85 yr 11 mo |
| Jan 2009 | 4 ROOM | S$318,000 | 1,130 sqft | S$281 | 01 TO 03 | 86 yrs |
| Jun 2008 | 5 ROOM | S$425,000 | 1,453 sqft | S$292 | 04 TO 06 | 86 yr 7 mo |
| Aug 2007 | 5 ROOM | S$277,000 | 1,313 sqft | S$211 | 01 TO 03 | 87 yr 5 mo |
| Mar 2007 | 5 ROOM | S$306,000 | 1,302 sqft | S$235 | 04 TO 06 | 87 yr 10 mo |
| Dec 2006 | 4 ROOM | S$260,000 | 1,130 sqft | S$230 | 10 TO 12 | 88 yr 1 mo |
| Jun 2006 | 5 ROOM | S$303,800 | 1,313 sqft | S$231 | 04 TO 06 | 88 yr 7 mo |
| Jun 2006 | 5 ROOM | S$298,000 | 1,313 sqft | S$227 | 04 TO 06 | 88 yr 7 mo |
| May 2006 | 4 ROOM | S$278,000 | 1,152 sqft | S$241 | 10 TO 12 | 88 yr 8 mo |
| Apr 2005 | 5 ROOM | S$348,000 | 1,453 sqft | S$239 | 04 TO 06 | 89 yr 9 mo |
| Apr 2005 | 5 ROOM | S$305,000 | 1,324 sqft | S$230 | 07 TO 09 | 89 yr 9 mo |
| Nov 2003 | 5 ROOM | S$370,000 | 1,335 sqft | S$277 | 07 TO 09 | 91 yr 2 mo |
| Oct 2003 | 5 ROOM | S$342,000 | 1,313 sqft | S$260 | 01 TO 03 | 91 yr 3 mo |
| Sep 2003 | 5 ROOM | S$371,000 | 1,453 sqft | S$255 | 07 TO 09 | 91 yr 4 mo |
| Sep 2003 | 5 ROOM | S$359,000 | 1,453 sqft | S$247 | 10 TO 12 | 91 yr 4 mo |
| Mar 2003 | 4 ROOM | S$283,000 | 1,130 sqft | S$250 | 07 TO 09 | 91 yr 10 mo |
Showing the 40 most recent of 70 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 450G Tampines St 42
S$580
-3.6%1 sales4.9% yield
Blk 450C Tampines St 42
S$571
+6.6%2 sales6.2% yield
Blk 455 Tampines St 42
S$619
+1.8%6 sales6.3% yield
Blk 453 Tampines St 42
S$630
+11.1%1 sales6.0% yield
Blk 450A Tampines St 42
S$595
—2 sales6.1% yield
Blk 459 Tampines St 42
S$623
+3.6%4 sales7.2% yield
Blk 450 Tampines St 42
S$532
-10.0%1 sales7.5% 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.