Blk 486B Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 521486 · D18
Median PSF · 12m
S$547
Median price · 12m
S$730K
Latest sale
S$730K
Jul 2026
1-year change
+0.3%
Sales · 12m
1
108 all time
Gross yield
6.29%
5 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
- +30.8%
- Annualised
- +16.6%
- Transactions
- 10
- 1 year
- +0.3%
- 3 years p.a.
- +4.4%
- 5 years p.a.
- +7.4%
- Median size
- 1,335 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 486B Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$547 | S$601 | -9.0% |
| Median price | S$730K | S$720K | +1.4% |
| Gross rental yield | 6.29% | 6.01% | +0.3 pts |
| 1-year price change | +0.3% | +0.7% | -0.4 pts |
This development trades about 9% below the D18 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,300
Contracts · 12m
5
Implied annual rent
S$40K
Gross yield
6.29%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,300 |
| 5 ROOM | 2 | S$3,550 |
Investment analysis
Investment score 51 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
51/100
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%72
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 380 m.
- Valuationweight 22%70
How its median price per square foot compares with its own district.
- Price momentumweight 18%54
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%51
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 MRT380 m
- Pasir Ris East MRT1.0 km
- Tampines MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)180 m
- Temasek Junior Collegemixed level (s1-jc2)220 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)530 m
- East Spring Secondary Schoolsecondary (s1-s5)540 m
- Loyang View Secondary Schoolsecondary (s1-s5)820 m
- White Sands Primary Schoolprimary840 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$730,000 | 1,335 sqft | S$547 | 07 TO 09 | 66 yr 2 mo |
| Sep 2025 | 4 ROOM | S$610,000 | 1,152 sqft | S$530 | 01 TO 03 | 67 yr 1 mo |
| Jul 2025 | 4 ROOM | S$628,000 | 1,152 sqft | S$545 | 01 TO 03 | 67 yr 3 mo |
| Apr 2025 | 4 ROOM | S$668,000 | 1,152 sqft | S$580 | 07 TO 09 | 67 yr 6 mo |
| Dec 2023 | 5 ROOM | S$695,000 | 1,335 sqft | S$521 | 04 TO 06 | 68 yr 10 mo |
| Sep 2023 | 5 ROOM | S$750,000 | 1,518 sqft | S$494 | 04 TO 06 | 69 yr 1 mo |
| Dec 2022 | 4 ROOM | S$505,000 | 1,152 sqft | S$438 | 01 TO 03 | 69 yr 10 mo |
| Nov 2022 | 5 ROOM | S$730,000 | 1,518 sqft | S$481 | 01 TO 03 | 69 yr 10 mo |
| Dec 2021 | 5 ROOM | S$568,000 | 1,335 sqft | S$426 | 01 TO 03 | 70 yr 9 mo |
| Dec 2021 | 5 ROOM | S$548,000 | 1,335 sqft | S$411 | 04 TO 06 | 70 yr 9 mo |
| May 2021 | 4 ROOM | S$440,000 | 1,152 sqft | S$382 | 01 TO 03 | 71 yr 5 mo |
| Oct 2018 | 4 ROOM | S$433,000 | 1,152 sqft | S$376 | 07 TO 09 | 73 yr 11 mo |
| Apr 2018 | 5 ROOM | S$680,000 | 1,518 sqft | S$448 | 10 TO 12 | 74 yr 5 mo |
| Sep 2017 | 5 ROOM | S$528,000 | 1,518 sqft | S$348 | 04 TO 06 | 75 yrs |
| Sep 2017 | 4 ROOM | S$410,000 | 1,152 sqft | S$356 | 01 TO 03 | 75 yrs |
| Aug 2017 | 5 ROOM | S$490,000 | 1,335 sqft | S$367 | 07 TO 09 | 75 yr 2 mo |
| Jun 2017 | 5 ROOM | S$488,000 | 1,518 sqft | S$322 | 01 TO 03 | 75 yr 3 mo |
| Mar 2017 | 4 ROOM | S$438,000 | 1,152 sqft | S$380 | 10 TO 12 | 75 yr 6 mo |
| Jan 2017 | 4 ROOM | S$420,000 | 1,152 sqft | S$365 | 01 TO 03 | 75 yr 8 mo |
| Aug 2016 | 4 ROOM | S$450,000 | 1,152 sqft | S$391 | 07 TO 09 | 76 yrs |
| Apr 2016 | 5 ROOM | S$505,000 | 1,518 sqft | S$333 | 01 TO 03 | 76 yrs |
| Sep 2015 | 5 ROOM | S$558,000 | 1,518 sqft | S$368 | 04 TO 06 | 77 yrs |
| Jan 2014 | 4 ROOM | S$441,000 | 1,152 sqft | S$383 | 01 TO 03 | 78 yrs |
| Mar 2013 | 5 ROOM | S$538,500 | 1,335 sqft | S$403 | 01 TO 03 | 78 yr 10 mo |
| Jul 2012 | 5 ROOM | S$525,000 | 1,335 sqft | S$393 | 04 TO 06 | 79 yr 6 mo |
| May 2012 | 5 ROOM | S$493,000 | 1,335 sqft | S$369 | 06 TO 10 | 79 yr 8 mo |
| Mar 2012 | 5 ROOM | S$570,000 | 1,518 sqft | S$376 | 11 TO 15 | 79 yr 10 mo |
| Mar 2012 | 4 ROOM | S$490,000 | 1,152 sqft | S$425 | 11 TO 15 | 79 yr 10 mo |
| Sep 2011 | 4 ROOM | S$438,000 | 1,152 sqft | S$380 | 04 TO 06 | 80 yr 4 mo |
| Sep 2010 | 4 ROOM | S$335,000 | 1,152 sqft | S$291 | 01 TO 03 | 81 yr 4 mo |
| Jul 2010 | 4 ROOM | S$346,000 | 1,152 sqft | S$300 | 01 TO 03 | 81 yr 6 mo |
| May 2010 | 4 ROOM | S$360,000 | 1,152 sqft | S$313 | 01 TO 03 | 81 yr 8 mo |
| Apr 2010 | 5 ROOM | S$420,000 | 1,335 sqft | S$315 | 10 TO 12 | 81 yr 9 mo |
| Mar 2010 | 5 ROOM | S$435,000 | 1,335 sqft | S$326 | 10 TO 12 | 81 yr 10 mo |
| Mar 2010 | 5 ROOM | S$435,000 | 1,518 sqft | S$287 | 04 TO 06 | 81 yr 10 mo |
| May 2009 | 5 ROOM | S$360,000 | 1,335 sqft | S$270 | 04 TO 06 | 82 yr 8 mo |
| Dec 2008 | 5 ROOM | S$400,000 | 1,518 sqft | S$264 | 10 TO 12 | 83 yr 1 mo |
| May 2008 | 4 ROOM | S$260,000 | 1,152 sqft | S$226 | 04 TO 06 | 83 yr 8 mo |
| Feb 2008 | 5 ROOM | S$330,000 | 1,335 sqft | S$247 | 10 TO 12 | 83 yr 11 mo |
| Dec 2007 | 5 ROOM | S$336,000 | 1,335 sqft | S$252 | 07 TO 09 | 84 yr 1 mo |
Showing the 40 most recent of 108 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 499B Tampines Ave 9
S$761
-2.3%2 sales7.1% yield
Blk 486C Tampines Ave 9
S$544
+0.3%2 sales5.5% yield
Blk 486A Tampines Ave 9
S$560
+4.4%3 sales4.1% yield
Blk 499A Tampines Ave 9
S$831
+6.7%4 sales7.1% yield
Blk 488A Tampines Ave 9
S$568
+1.9%3 sales6.0% yield
Blk 488B Tampines St 45
S$550
—2 sales5.7% yield
Blk 485A Tampines Ave 9
S$544
—3 sales
Blk 497B Tampines St 45
S$599
+4.8%1 sales5.8% 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.