Blk 454 Tampines St 42
TAMPINES ST 42 · TAMPINES · Singapore 520454 · D18
Median PSF · 12m
S$723
Median price · 12m
S$1.23M
Latest sale
S$1.08M
Oct 2026
1-year change
+13.5%
Sales · 12m
4
79 all time
Gross yield
4.44%
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
- +40.6%
- Annualised
- +25.5%
- Transactions
- 13
- 1 year
- +13.5%
- 3 years p.a.
- —
- 5 years p.a.
- +8.2%
- Median size
- 1,787 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 454 Tampines St 42 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$723 | S$601 | +20.2% |
| Median price | S$1.23M | S$720K | +71.4% |
| Gross rental yield | 4.44% | 5.99% | -1.6 pts |
| 1-year price change | +13.5% | +0.4% | +13.1 pts |
This development trades about 20% above the D18 median price per square foot.
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 43 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
43/100
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.
- Price momentumweight 18%100
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%96
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 130 m.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%11
How its median price per square foot compares with its own district.
- Supply riskweight 10%11
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%4
Gross yield against every other development in its segment.
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 MRT130 m
- Pasir Ris East MRT1.2 km
- Tampines MRT1.3 km
- Simei MRT1.6 km
Schools within 2 km
- Temasek Junior Collegemixed level (s1-jc2)130 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)370 m
- Dunman Secondary Schoolsecondary (s1-s5)400 m
- East Spring Secondary Schoolsecondary (s1-s5)640 m
- Gongshang Primary Schoolprimary660 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)750 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.9 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | MULTI GENERATION | S$1,080,000 | 1,615 sqft | S$669 | 04 TO 06 | 59 yr 11 mo |
| Oct 2026 | MULTI GENERATION | S$1,080,000 | 1,615 sqft | S$669 | 04 TO 06 | 59 yr 11 mo |
| Sep 2026 | MULTI GENERATION | S$1,388,000 | 1,787 sqft | S$777 | 10 TO 12 | 59 yr 11 mo |
| Sep 2026 | MULTI GENERATION | S$1,388,000 | 1,787 sqft | S$777 | 10 TO 12 | 59 yr 11 mo |
| Nov 2024 | MULTI GENERATION | S$1,028,000 | 1,615 sqft | S$637 | 10 TO 12 | 61 yr 10 mo |
| Nov 2024 | MULTI GENERATION | S$1,028,000 | 1,615 sqft | S$637 | 10 TO 12 | 61 yr 10 mo |
| Mar 2024 | MULTI GENERATION | S$1,060,000 | 1,787 sqft | S$593 | 10 TO 12 | 62 yr 6 mo |
| Mar 2024 | MULTI GENERATION | S$1,060,000 | 1,787 sqft | S$593 | 10 TO 12 | 62 yr 6 mo |
| Mar 2022 | MULTI GENERATION | S$848,000 | 1,787 sqft | S$475 | 01 TO 03 | 64 yr 6 mo |
| Mar 2022 | MULTI GENERATION | S$848,000 | 1,787 sqft | S$475 | 01 TO 03 | 64 yr 6 mo |
| Feb 2022 | MULTI GENERATION | S$683,888 | 1,421 sqft | S$481 | 04 TO 06 | 64 yr 6 mo |
| Feb 2022 | MULTI GENERATION | S$683,888 | 1,421 sqft | S$481 | 04 TO 06 | 64 yr 6 mo |
| Dec 2021 | MULTI GENERATION | S$850,000 | 1,787 sqft | S$476 | 04 TO 06 | 64 yr 9 mo |
| Jun 2021 | MULTI GENERATION | S$630,000 | 1,421 sqft | S$443 | 01 TO 03 | 65 yr 3 mo |
| Apr 2021 | MULTI GENERATION | S$695,000 | 1,421 sqft | S$489 | 10 TO 12 | 65 yr 4 mo |
| Apr 2021 | MULTI GENERATION | S$600,000 | 1,421 sqft | S$422 | 01 TO 03 | 65 yr 4 mo |
| Mar 2021 | MULTI GENERATION | S$860,000 | 1,787 sqft | S$481 | 07 TO 09 | 65 yr 6 mo |
| Feb 2021 | MULTI GENERATION | S$865,000 | 1,787 sqft | S$484 | 07 TO 09 | 65 yr 7 mo |
| Feb 2021 | MULTI GENERATION | S$695,000 | 1,421 sqft | S$489 | 10 TO 12 | 65 yr 7 mo |
| Sep 2020 | MULTI GENERATION | S$815,000 | 1,733 sqft | S$470 | 04 TO 06 | 65 yr 11 mo |
| Oct 2018 | MULTI GENERATION | S$800,000 | 1,615 sqft | S$495 | 10 TO 12 | 67 yr 10 mo |
| Apr 2013 | MULTI GENERATION | S$920,000 | 1,787 sqft | S$515 | 10 TO 12 | 72 yr 9 mo |
| Jan 2011 | MULTI GENERATION | S$640,000 | 1,615 sqft | S$396 | 04 TO 06 | 75 yrs |
| Jul 2008 | MULTI GENERATION | S$420,000 | 1,421 sqft | S$296 | 10 TO 12 | 77 yr 6 mo |
| Nov 2007 | MULTI GENERATION | S$550,000 | 1,787 sqft | S$308 | 07 TO 09 | 78 yr 2 mo |
| Nov 2007 | MULTI GENERATION | S$380,000 | 1,421 sqft | S$267 | 04 TO 06 | 78 yr 2 mo |
| Oct 2007 | MULTI GENERATION | S$475,000 | 1,787 sqft | S$266 | 07 TO 09 | 78 yr 3 mo |
| Sep 2007 | MULTI GENERATION | S$373,000 | 1,421 sqft | S$263 | 01 TO 03 | 78 yr 4 mo |
| Aug 2007 | MULTI GENERATION | S$468,000 | 1,787 sqft | S$262 | 10 TO 12 | 78 yr 5 mo |
| Mar 2007 | MULTI GENERATION | S$420,000 | 1,787 sqft | S$235 | 04 TO 06 | 78 yr 10 mo |
| Feb 2007 | MULTI GENERATION | S$410,000 | 1,787 sqft | S$229 | 07 TO 09 | 78 yr 11 mo |
| Dec 2006 | MULTI GENERATION | S$350,000 | 1,421 sqft | S$246 | 10 TO 12 | 79 yr 1 mo |
| Feb 2005 | MULTI GENERATION | S$445,000 | 1,787 sqft | S$249 | 01 TO 03 | 80 yr 11 mo |
| Oct 2004 | MULTI GENERATION | S$385,000 | 1,787 sqft | S$215 | 10 TO 12 | 81 yr 3 mo |
| Jul 2004 | MULTI GENERATION | S$490,000 | 1,787 sqft | S$274 | 04 TO 06 | 81 yr 6 mo |
| Apr 2004 | MULTI GENERATION | S$402,000 | 1,787 sqft | S$225 | 04 TO 06 | 81 yr 9 mo |
| Mar 2003 | MULTI GENERATION | S$460,000 | 1,787 sqft | S$257 | 04 TO 06 | 82 yr 10 mo |
| Aug 2002 | MULTI GENERATION | S$475,000 | 1,787 sqft | S$266 | 01 TO 03 | 83 yr 5 mo |
| Jun 2001 | MULTI GENERATION | S$505,000 | 1,787 sqft | S$283 | 07 TO 09 | 84 yr 7 mo |
| Jun 2001 | MULTI GENERATION | S$478,000 | 1,787 sqft | S$268 | 01 TO 03 | 84 yr 7 mo |
Showing the 40 most recent of 79 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 456 Tampines St 42
S$625
-2.4%2 sales7.5% yield
Blk 458 Tampines St 42
S$614
+1.4%6 sales6.8% yield
Blk 460 Tampines St 42
S$625
-4.5%4 sales7.0% yield
Blk 455 Tampines St 42
S$619
—12 sales6.2% yield
Blk 453 Tampines St 42
S$630
+11.1%2 sales6.0% yield
Blk 451 Tampines St 42
S$608
—2 sales7.4% yield
Blk 459 Tampines St 42
S$633
+4.4%6 sales7.2% yield
Blk 457 Tampines St 42
S$608
+14.1%2 sales6.5% 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.