Blk 470 Tampines St 44
TAMPINES ST 44 · TAMPINES · Singapore 520470 · D18
Median PSF · 12m
S$594
Median price · 12m
S$537K
Latest sale
S$531K
Aug 2026
1-year change
-1.5%
Sales · 12m
2
126 all time
Gross yield
8.40%
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
- +41.8%
- Annualised
- +22.1%
- Transactions
- 10
- 1 year
- -1.5%
- 3 years p.a.
- +5.0%
- 5 years p.a.
- —
- Median size
- 904 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 470 Tampines St 44 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$594 | S$601 | -1.2% |
| Median price | S$537K | S$720K | -25.4% |
| Gross rental yield | 8.40% | 6.01% | +2.4 pts |
| 1-year price change | -1.5% | +0.7% | -2.2 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.
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 57 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
57/100
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.
- Rental yieldweight 20%93
Gross yield against every other development in its segment.
- Price momentumweight 18%64
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 520 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- 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 MRT520 m
- Pasir Ris East MRT950 m
- Tampines MRT1.4 km
- Pasir Ris MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)180 m
- Temasek Junior Collegemixed level (s1-jc2)430 m
- Tampines North Primary Schoolprimary660 m
- Loyang View Secondary Schoolsecondary (s1-s5)690 m
- Gongshang Primary Schoolprimary730 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)740 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$530,888 | 904 sqft | S$587 | 07 TO 09 | 58 yr 10 mo |
| Jul 2026 | 4 ROOM | S$543,000 | 904 sqft | S$601 | 07 TO 09 | 58 yr 11 mo |
| Jul 2025 | 4 ROOM | S$545,000 | 904 sqft | S$603 | 01 TO 03 | 59 yr 11 mo |
| May 2024 | 4 ROOM | S$508,000 | 904 sqft | S$562 | 01 TO 03 | 61 yr 1 mo |
| Dec 2023 | 5 ROOM | S$668,000 | 1,313 sqft | S$509 | 10 TO 12 | 61 yr 6 mo |
| Nov 2023 | 4 ROOM | S$490,000 | 904 sqft | S$542 | 07 TO 09 | 61 yr 7 mo |
| Oct 2023 | 5 ROOM | S$655,000 | 1,313 sqft | S$499 | 07 TO 09 | 61 yr 8 mo |
| Feb 2023 | 4 ROOM | S$458,000 | 904 sqft | S$507 | 01 TO 03 | 62 yr 4 mo |
| Dec 2022 | 4 ROOM | S$470,000 | 904 sqft | S$520 | 10 TO 12 | 62 yr 6 mo |
| Mar 2022 | 5 ROOM | S$550,000 | 1,313 sqft | S$419 | 01 TO 03 | 63 yr 3 mo |
| Aug 2019 | 5 ROOM | S$480,000 | 1,313 sqft | S$366 | 10 TO 12 | 65 yr 10 mo |
| Jul 2019 | 4 ROOM | S$380,000 | 904 sqft | S$420 | 07 TO 09 | 65 yr 10 mo |
| May 2019 | 4 ROOM | S$395,000 | 904 sqft | S$437 | 10 TO 12 | 66 yrs |
| Oct 2018 | 5 ROOM | S$499,000 | 1,313 sqft | S$380 | 10 TO 12 | 66 yr 7 mo |
| Aug 2018 | 4 ROOM | S$390,000 | 904 sqft | S$431 | 04 TO 06 | 66 yr 9 mo |
| Jul 2018 | 5 ROOM | S$455,000 | 1,313 sqft | S$346 | 04 TO 06 | 66 yr 10 mo |
| Mar 2018 | 5 ROOM | S$445,000 | 1,313 sqft | S$339 | 01 TO 03 | 67 yr 3 mo |
| Oct 2017 | 4 ROOM | S$340,000 | 904 sqft | S$376 | 01 TO 03 | 67 yr 7 mo |
| Sep 2016 | 4 ROOM | S$353,000 | 904 sqft | S$390 | 10 TO 12 | 68 yrs |
| Aug 2016 | 4 ROOM | S$360,000 | 904 sqft | S$398 | 07 TO 09 | 68 yrs |
| Jun 2016 | 4 ROOM | S$350,000 | 904 sqft | S$387 | 01 TO 03 | 68 yrs |
| Oct 2014 | 4 ROOM | S$445,000 | 1,109 sqft | S$401 | 10 TO 12 | 70 yr 3 mo |
| May 2014 | 4 ROOM | S$372,000 | 904 sqft | S$411 | 04 TO 06 | 70 yr 8 mo |
| Apr 2014 | 4 ROOM | S$404,000 | 904 sqft | S$447 | 04 TO 06 | 70 yr 9 mo |
| Sep 2013 | 4 ROOM | S$410,000 | 904 sqft | S$453 | 01 TO 03 | 71 yr 4 mo |
| Dec 2012 | 4 ROOM | S$438,000 | 904 sqft | S$484 | 07 TO 09 | 72 yr 1 mo |
| Aug 2012 | 4 ROOM | S$420,000 | 904 sqft | S$465 | 10 TO 12 | 72 yr 5 mo |
| Jun 2012 | 5 ROOM | S$515,800 | 1,313 sqft | S$393 | 07 TO 09 | 72 yr 7 mo |
| Aug 2011 | 5 ROOM | S$510,000 | 1,313 sqft | S$388 | 10 TO 12 | 73 yr 5 mo |
| Jun 2011 | 4 ROOM | S$375,000 | 904 sqft | S$415 | 10 TO 12 | 73 yr 7 mo |
| Nov 2009 | 5 ROOM | S$355,000 | 1,313 sqft | S$270 | 07 TO 09 | 75 yr 2 mo |
| Jul 2009 | 4 ROOM | S$296,000 | 904 sqft | S$327 | 07 TO 09 | 75 yr 6 mo |
| Jul 2009 | 4 ROOM | S$283,000 | 904 sqft | S$313 | 04 TO 06 | 75 yr 6 mo |
| Apr 2009 | 5 ROOM | S$358,000 | 1,313 sqft | S$273 | 10 TO 12 | 75 yr 9 mo |
| Mar 2009 | 5 ROOM | S$350,000 | 1,313 sqft | S$267 | 10 TO 12 | 75 yr 10 mo |
| Nov 2008 | 5 ROOM | S$352,000 | 1,313 sqft | S$268 | 07 TO 09 | 76 yr 2 mo |
| Sep 2008 | 5 ROOM | S$333,800 | 1,313 sqft | S$254 | 01 TO 03 | 76 yr 4 mo |
| Aug 2008 | 5 ROOM | S$358,000 | 1,313 sqft | S$273 | 10 TO 12 | 76 yr 5 mo |
| Apr 2008 | 4 ROOM | S$210,000 | 904 sqft | S$232 | 01 TO 03 | 76 yr 9 mo |
| Mar 2007 | 5 ROOM | S$280,000 | 1,313 sqft | S$213 | 10 TO 12 | 77 yr 10 mo |
Showing the 40 most recent of 126 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 469 Tampines St 44
S$615
+10.0%1 sales5.6% yield
Blk 467 Tampines St 44
S$609
+5.9%5 sales7.0% yield
Blk 491C Tampines St 45
S$539
-0.2%5 sales
Blk 485A Tampines Ave 9
S$544
—3 sales
Blk 491B Tampines Ave 9
S$558
-6.2%1 sales5.8% yield
Blk 463 Tampines St 44
S$578
+5.6%2 sales7.8% yield
Blk 477 Tampines St 43
S$597
+13.9%2 sales7.2% yield
Blk 491E Tampines St 45
S$586
+7.7%1 sales4.5% 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.