Blk 486A Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 520486 · D18
Median PSF · 12m
S$560
Median price · 12m
S$760K
Latest sale
S$765K
Jul 2026
1-year change
+4.4%
Sales · 12m
3
109 all time
Gross yield
4.07%
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
- +21.8%
- Annualised
- +10.4%
- Transactions
- 11
- 1 year
- +4.4%
- 3 years p.a.
- +5.7%
- 5 years p.a.
- +8.1%
- Median size
- 1,367 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 486A Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$560 | S$601 | -6.8% |
| Median price | S$760K | S$720K | +5.6% |
| Gross rental yield | 4.07% | 6.01% | -1.9 pts |
| 1-year price change | +4.4% | +0.7% | +3.7 pts |
This development trades about 7% 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 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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%74
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 470 m.
- Valuationweight 22%62
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.
- Rental yieldweight 20%2
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 MRT470 m
- Pasir Ris East MRT880 m
- Tampines MRT1.6 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)170 m
- Temasek Junior Collegemixed level (s1-jc2)310 m
- East Spring Secondary Schoolsecondary (s1-s5)530 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)590 m
- White Sands Primary Schoolprimary750 m
- Loyang View Secondary Schoolsecondary (s1-s5)760 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units2.0 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | S$765,000 | 1,356 sqft | S$564 | 07 TO 09 | 66 yr 2 mo |
| Jul 2026 | 5 ROOM | S$735,000 | 1,367 sqft | S$538 | 07 TO 09 | 66 yr 3 mo |
| May 2026 | 5 ROOM | S$760,000 | 1,356 sqft | S$560 | 07 TO 09 | 66 yr 5 mo |
| Nov 2024 | 5 ROOM | S$730,000 | 1,356 sqft | S$538 | 04 TO 06 | 67 yr 11 mo |
| Oct 2024 | 5 ROOM | S$738,000 | 1,378 sqft | S$536 | 07 TO 09 | 68 yrs |
| Apr 2024 | 5 ROOM | S$710,000 | 1,367 sqft | S$519 | 10 TO 12 | 68 yr 5 mo |
| Aug 2023 | 5 ROOM | S$680,000 | 1,367 sqft | S$497 | 07 TO 09 | 69 yr 1 mo |
| May 2023 | 5 ROOM | S$658,000 | 1,367 sqft | S$481 | 07 TO 09 | 69 yr 5 mo |
| Feb 2023 | 5 ROOM | S$645,000 | 1,378 sqft | S$468 | 07 TO 09 | 69 yr 9 mo |
| Feb 2023 | 5 ROOM | S$610,000 | 1,367 sqft | S$446 | 01 TO 03 | 69 yr 7 mo |
| Apr 2022 | 5 ROOM | S$622,888 | 1,378 sqft | S$452 | 10 TO 12 | 70 yr 6 mo |
| Feb 2021 | 5 ROOM | S$520,000 | 1,367 sqft | S$380 | 04 TO 06 | 71 yr 8 mo |
| Sep 2020 | 5 ROOM | S$485,000 | 1,356 sqft | S$358 | 07 TO 09 | 72 yr 1 mo |
| Dec 2019 | 5 ROOM | S$432,000 | 1,356 sqft | S$319 | 01 TO 03 | 72 yr 9 mo |
| Sep 2019 | 5 ROOM | S$435,000 | 1,367 sqft | S$318 | 04 TO 06 | 73 yrs |
| Aug 2019 | 5 ROOM | S$455,000 | 1,367 sqft | S$333 | 04 TO 06 | 73 yr 2 mo |
| Jun 2019 | 5 ROOM | S$498,000 | 1,367 sqft | S$364 | 07 TO 09 | 73 yr 3 mo |
| Nov 2018 | 5 ROOM | S$500,000 | 1,367 sqft | S$366 | 07 TO 09 | 73 yr 11 mo |
| Apr 2018 | 5 ROOM | S$478,000 | 1,378 sqft | S$347 | 04 TO 06 | 74 yr 5 mo |
| Dec 2017 | 5 ROOM | S$475,000 | 1,378 sqft | S$345 | 01 TO 03 | 74 yr 9 mo |
| Jul 2017 | 5 ROOM | S$505,000 | 1,367 sqft | S$369 | 10 TO 12 | 75 yr 2 mo |
| Jan 2017 | 5 ROOM | S$450,000 | 1,378 sqft | S$327 | 10 TO 12 | 75 yr 8 mo |
| Oct 2016 | 5 ROOM | S$438,000 | 1,378 sqft | S$318 | 01 TO 03 | 75 yrs |
| Aug 2016 | 5 ROOM | S$496,000 | 1,378 sqft | S$360 | 07 TO 09 | 76 yrs |
| May 2015 | 5 ROOM | S$462,000 | 1,356 sqft | S$341 | 07 TO 09 | 77 yrs |
| Feb 2013 | 5 ROOM | S$550,000 | 1,378 sqft | S$399 | 10 TO 12 | 78 yr 11 mo |
| Apr 2012 | 5 ROOM | S$504,000 | 1,378 sqft | S$366 | 01 TO 05 | 79 yr 9 mo |
| Apr 2011 | 5 ROOM | S$435,000 | 1,367 sqft | S$318 | 07 TO 09 | 80 yr 9 mo |
| Jan 2011 | 5 ROOM | S$453,000 | 1,356 sqft | S$334 | 01 TO 03 | 81 yrs |
| Sep 2010 | 5 ROOM | S$425,000 | 1,356 sqft | S$313 | 07 TO 09 | 81 yr 4 mo |
| May 2010 | 5 ROOM | S$397,000 | 1,356 sqft | S$293 | 01 TO 03 | 81 yr 8 mo |
| Apr 2010 | 5 ROOM | S$407,500 | 1,367 sqft | S$298 | 07 TO 09 | 81 yr 9 mo |
| Mar 2010 | 5 ROOM | S$392,000 | 1,378 sqft | S$285 | 04 TO 06 | 81 yr 10 mo |
| Feb 2010 | 5 ROOM | S$413,800 | 1,378 sqft | S$300 | 10 TO 12 | 81 yr 11 mo |
| Feb 2010 | 5 ROOM | S$398,000 | 1,356 sqft | S$293 | 04 TO 06 | 81 yr 11 mo |
| Jan 2010 | 5 ROOM | S$415,000 | 1,356 sqft | S$306 | 10 TO 12 | 82 yrs |
| Oct 2009 | 5 ROOM | S$380,000 | 1,356 sqft | S$280 | 07 TO 09 | 82 yr 3 mo |
| Jun 2009 | 5 ROOM | S$375,000 | 1,378 sqft | S$272 | 10 TO 12 | 82 yr 7 mo |
| Nov 2008 | 5 ROOM | S$395,000 | 1,378 sqft | S$287 | 07 TO 09 | 83 yr 2 mo |
| Sep 2008 | 5 ROOM | S$380,000 | 1,356 sqft | S$280 | 07 TO 09 | 83 yr 4 mo |
Showing the 40 most recent of 109 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 488B Tampines St 45
S$550
—2 sales5.7% yield
Blk 486B Tampines Ave 9
S$547
+0.3%1 sales6.3% yield
Blk 486C Tampines Ave 9
S$544
+0.3%2 sales5.5% yield
Blk 487B Tampines St 45
S$547
+3.0%2 sales6.5% yield
Blk 487C Tampines St 45
S$525
-3.5%1 sales6.6% yield
Blk 488A Tampines Ave 9
S$568
+1.9%3 sales6.0% yield
Blk 497B Tampines St 45
S$599
+4.8%1 sales5.8% yield
Blk 489A Tampines St 45
S$518
-6.5%1 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.