Blk 485A Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 520485 · D18
Median PSF · 12m
S$544
Median price · 12m
S$732K
Latest sale
S$720K
Jan 2026
1-year change
—
Sales · 12m
3
46 all time
Gross yield
—
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
- +16.9%
- Annualised
- +23.2%
- Transactions
- 4
- 1 year
- —
- 3 years p.a.
- +4.8%
- 5 years p.a.
- —
- Median size
- 1,345 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 485A Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$544 | S$601 | -9.5% |
| Median price | S$732K | S$720K | +1.7% |
| Gross rental yield | — | 6.01% | — |
| 1-year price change | — | +0.7% | — |
This development trades about 10% below 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 60 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
60/100
80% 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.
- Valuationweight 22%71
How its median price per square foot compares with its own district.
- Locationweight 15%68
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 420 m.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%62
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.
- Rental yieldweight 20%not measurable
Gross yield against every other development in its segment.
Not enough data to score rental yield.
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
- Pasir Ris East MRT1.0 km
- Tampines MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)100 m
- Temasek Junior Collegemixed level (s1-jc2)290 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)610 m
- East Spring Secondary Schoolsecondary (s1-s5)680 m
- Loyang View Secondary Schoolsecondary (s1-s5)760 m
- Tampines North Primary Schoolprimary780 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.8 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 5 ROOM | S$765,000 | 1,345 sqft | S$569 | 10 TO 12 | 66 yr 9 mo |
| Jan 2026 | 5 ROOM | S$720,000 | 1,345 sqft | S$535 | 01 TO 03 | 66 yr 9 mo |
| Dec 2025 | 5 ROOM | S$732,000 | 1,345 sqft | S$544 | 07 TO 09 | 66 yr 10 mo |
| Apr 2023 | 5 ROOM | S$630,000 | 1,335 sqft | S$472 | 04 TO 06 | 69 yr 5 mo |
| Aug 2020 | 5 ROOM | S$486,000 | 1,335 sqft | S$364 | 04 TO 06 | 72 yr 1 mo |
| Feb 2020 | 5 ROOM | S$485,000 | 1,345 sqft | S$360 | 04 TO 06 | 72 yr 7 mo |
| Nov 2016 | 5 ROOM | S$490,000 | 1,335 sqft | S$367 | 07 TO 09 | 75 yrs |
| May 2016 | 5 ROOM | S$465,000 | 1,335 sqft | S$348 | 04 TO 06 | 76 yrs |
| Feb 2014 | 5 ROOM | S$520,000 | 1,335 sqft | S$390 | 07 TO 09 | 77 yr 11 mo |
| Dec 2013 | 5 ROOM | S$515,000 | 1,345 sqft | S$383 | 01 TO 03 | 78 yr 1 mo |
| Jun 2012 | 5 ROOM | S$503,000 | 1,335 sqft | S$377 | 04 TO 06 | 79 yr 7 mo |
| Aug 2011 | 5 ROOM | S$475,000 | 1,335 sqft | S$356 | 07 TO 09 | 80 yr 5 mo |
| Jun 2011 | 5 ROOM | S$490,000 | 1,335 sqft | S$367 | 10 TO 12 | 80 yr 7 mo |
| Jun 2011 | 5 ROOM | S$489,000 | 1,345 sqft | S$363 | 07 TO 09 | 80 yr 7 mo |
| May 2011 | 5 ROOM | S$500,000 | 1,345 sqft | S$372 | 10 TO 12 | 80 yr 8 mo |
| Apr 2011 | 5 ROOM | S$468,000 | 1,345 sqft | S$348 | 04 TO 06 | 80 yr 9 mo |
| Aug 2010 | 5 ROOM | S$420,000 | 1,345 sqft | S$312 | 01 TO 03 | 81 yr 5 mo |
| Nov 2009 | 5 ROOM | S$359,000 | 1,335 sqft | S$269 | 01 TO 03 | 82 yr 2 mo |
| Jul 2009 | 5 ROOM | S$370,000 | 1,345 sqft | S$275 | 04 TO 06 | 82 yr 6 mo |
| May 2007 | 5 ROOM | S$277,000 | 1,335 sqft | S$208 | 01 TO 03 | 84 yr 8 mo |
| Mar 2007 | 5 ROOM | S$283,000 | 1,335 sqft | S$212 | 07 TO 09 | 84 yr 10 mo |
| Oct 2005 | 5 ROOM | S$285,000 | 1,345 sqft | S$212 | 10 TO 12 | 86 yr 3 mo |
| Aug 2005 | 5 ROOM | S$275,000 | 1,335 sqft | S$206 | 10 TO 12 | 86 yr 5 mo |
| Jun 2004 | 5 ROOM | S$275,000 | 1,335 sqft | S$206 | 04 TO 06 | 87 yr 7 mo |
| Feb 2003 | 5 ROOM | S$322,000 | 1,335 sqft | S$241 | 10 TO 12 | 88 yr 11 mo |
| Jul 2002 | 5 ROOM | S$311,000 | 1,345 sqft | S$231 | 01 TO 03 | 89 yr 6 mo |
| Apr 2002 | 5 ROOM | S$321,001 | 1,335 sqft | S$240 | 01 TO 03 | 89 yr 9 mo |
| Apr 2001 | 5 ROOM | S$353,000 | 1,335 sqft | S$264 | 10 TO 12 | 90 yr 9 mo |
| Oct 1999 | 5 ROOM | S$320,000 | 1,345 sqft | S$238 | 04 TO 06 | 92 yr 3 mo |
| Sep 1999 | 5 ROOM | S$378,000 | 1,335 sqft | S$283 | 10 TO 12 | 92 yr 4 mo |
| Jul 1999 | 5 ROOM | S$400,000 | 1,345 sqft | S$297 | 07 TO 09 | 92 yr 6 mo |
| Jul 1999 | 5 ROOM | S$375,000 | 1,335 sqft | S$281 | 07 TO 09 | 92 yr 6 mo |
| Jun 1999 | 5 ROOM | S$352,000 | 1,335 sqft | S$264 | 07 TO 09 | 92 yr 7 mo |
| Apr 1999 | 5 ROOM | S$358,000 | 1,345 sqft | S$266 | 10 TO 12 | 92 yr 9 mo |
| Apr 1999 | 5 ROOM | S$354,000 | 1,345 sqft | S$263 | 04 TO 06 | 92 yr 9 mo |
| Feb 1999 | 5 ROOM | S$327,500 | 1,335 sqft | S$245 | 07 TO 09 | 92 yr 11 mo |
| Dec 1998 | 5 ROOM | S$360,000 | 1,335 sqft | S$270 | 04 TO 06 | 93 yr 1 mo |
| Oct 1998 | 5 ROOM | S$365,000 | 1,335 sqft | S$273 | 01 TO 03 | 93 yr 3 mo |
| Sep 1998 | 5 ROOM | S$376,000 | 1,335 sqft | S$282 | 07 TO 09 | 93 yr 4 mo |
| Sep 1998 | 5 ROOM | S$359,000 | 1,335 sqft | S$269 | 01 TO 03 | 93 yr 4 mo |
Showing the 40 most recent of 46 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 488A Tampines Ave 9
S$568
+1.9%3 sales6.0% yield
Blk 499A Tampines Ave 9
S$831
+6.7%4 sales7.1% yield
Blk 462 Tampines St 44
S$639
-3.3%3 sales7.4% yield
Blk 467 Tampines St 44
S$609
+5.9%5 sales7.0% yield
Blk 469 Tampines St 44
S$615
+10.0%1 sales5.6% yield
Blk 499B Tampines Ave 9
S$761
-2.3%2 sales7.1% yield
Blk 486B Tampines Ave 9
S$547
+0.3%1 sales6.3% yield
Blk 463 Tampines St 44
S$578
+5.6%2 sales7.8% 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.