Blk 488A Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 520488 · D18
Median PSF · 12m
S$568
Median price · 12m
S$740K
Latest sale
S$730K
Jun 2026
1-year change
+1.9%
Sales · 12m
3
115 all time
Gross yield
5.98%
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
- +47.3%
- Annualised
- +18.8%
- Transactions
- 11
- 1 year
- +1.9%
- 3 years p.a.
- —
- 5 years p.a.
- +8.1%
- Median size
- 1,302 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 488A Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$568 | S$601 | -5.5% |
| Median price | S$740K | S$720K | +2.8% |
| Gross rental yield | 5.98% | 6.01% | -0.0 pts |
| 1-year price change | +1.9% | +0.7% | +1.2 pts |
This development trades about 6% 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$3,600
Contracts · 12m
5
Implied annual rent
S$43K
Gross yield
5.98%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,300 |
| 5 ROOM | 2 | S$3,700 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
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.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%61
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 470 m.
- Valuationweight 22%58
How its median price per square foot compares with its own district.
- Rental yieldweight 20%40
Gross yield against every other development in its segment.
- Price momentumweight 18%20
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.
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 MRT890 m
- Tampines MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)50 m
- Temasek Junior Collegemixed level (s1-jc2)330 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)640 m
- East Spring Secondary Schoolsecondary (s1-s5)650 m
- Loyang View Secondary Schoolsecondary (s1-s5)710 m
- White Sands Primary Schoolprimary780 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | S$730,000 | 1,302 sqft | S$560 | 04 TO 06 | 61 yr 10 mo |
| May 2026 | 5 ROOM | S$740,000 | 1,302 sqft | S$568 | 07 TO 09 | 61 yr 11 mo |
| Dec 2025 | 5 ROOM | S$740,000 | 1,302 sqft | S$568 | 07 TO 09 | 62 yr 5 mo |
| Feb 2025 | 5 ROOM | S$730,888 | 1,302 sqft | S$561 | 07 TO 09 | 63 yr 3 mo |
| Feb 2025 | 4 ROOM | S$620,000 | 1,119 sqft | S$554 | 07 TO 09 | 63 yr 3 mo |
| Jan 2024 | 4 ROOM | S$600,000 | 1,119 sqft | S$536 | 07 TO 09 | 64 yr 4 mo |
| Aug 2022 | 5 ROOM | S$650,000 | 1,302 sqft | S$499 | 07 TO 09 | 65 yr 9 mo |
| May 2022 | 4 ROOM | S$482,000 | 1,119 sqft | S$431 | 01 TO 03 | 66 yrs |
| Oct 2021 | 5 ROOM | S$615,000 | 1,302 sqft | S$472 | 07 TO 09 | 66 yr 7 mo |
| Aug 2021 | 4 ROOM | S$468,000 | 1,119 sqft | S$418 | 07 TO 09 | 66 yr 9 mo |
| May 2021 | 4 ROOM | S$428,888 | 1,119 sqft | S$383 | 07 TO 09 | 67 yrs |
| Nov 2020 | 5 ROOM | S$505,000 | 1,302 sqft | S$388 | 10 TO 12 | 67 yr 6 mo |
| Oct 2020 | 4 ROOM | S$388,888 | 1,119 sqft | S$347 | 01 TO 03 | 67 yr 7 mo |
| Oct 2019 | 5 ROOM | S$480,000 | 1,302 sqft | S$369 | 07 TO 09 | 68 yr 6 mo |
| Sep 2019 | 4 ROOM | S$415,000 | 1,119 sqft | S$371 | 10 TO 12 | 68 yr 7 mo |
| Apr 2019 | 5 ROOM | S$440,000 | 1,302 sqft | S$338 | 01 TO 03 | 69 yrs |
| Dec 2018 | 5 ROOM | S$448,000 | 1,302 sqft | S$344 | 01 TO 03 | 69 yr 5 mo |
| Oct 2018 | 5 ROOM | S$455,000 | 1,302 sqft | S$349 | 01 TO 03 | 69 yr 7 mo |
| Oct 2015 | 5 ROOM | S$507,000 | 1,302 sqft | S$389 | 07 TO 09 | 72 yrs |
| Aug 2015 | 5 ROOM | S$450,000 | 1,302 sqft | S$346 | 01 TO 03 | 72 yrs |
| Jul 2015 | 4 ROOM | S$385,000 | 1,119 sqft | S$344 | 10 TO 12 | 72 yrs |
| Mar 2015 | 5 ROOM | S$510,000 | 1,302 sqft | S$392 | 07 TO 09 | 73 yrs |
| Dec 2014 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 01 TO 03 | 73 yr 1 mo |
| Feb 2013 | 4 ROOM | S$445,000 | 1,119 sqft | S$398 | 04 TO 06 | 74 yr 11 mo |
| Sep 2012 | 4 ROOM | S$430,000 | 1,119 sqft | S$384 | 01 TO 03 | 75 yr 4 mo |
| Aug 2012 | 4 ROOM | S$457,000 | 1,119 sqft | S$408 | 07 TO 09 | 75 yr 5 mo |
| May 2012 | 5 ROOM | S$498,000 | 1,302 sqft | S$382 | 01 TO 05 | 75 yr 8 mo |
| Oct 2011 | 5 ROOM | S$523,000 | 1,302 sqft | S$402 | 07 TO 09 | 76 yr 3 mo |
| Sep 2011 | 4 ROOM | S$434,000 | 1,119 sqft | S$388 | 07 TO 09 | 76 yr 4 mo |
| May 2011 | 4 ROOM | S$425,000 | 1,119 sqft | S$380 | 07 TO 09 | 76 yr 8 mo |
| Apr 2011 | 4 ROOM | S$398,000 | 1,119 sqft | S$356 | 10 TO 12 | 76 yr 9 mo |
| Aug 2010 | 4 ROOM | S$383,000 | 1,119 sqft | S$342 | 04 TO 06 | 77 yr 5 mo |
| Jul 2010 | 5 ROOM | S$362,000 | 1,302 sqft | S$278 | 04 TO 06 | 77 yr 6 mo |
| Feb 2010 | 5 ROOM | S$400,000 | 1,302 sqft | S$307 | 07 TO 09 | 77 yr 11 mo |
| Oct 2009 | 5 ROOM | S$340,000 | 1,302 sqft | S$261 | 04 TO 06 | 78 yr 3 mo |
| Sep 2009 | 4 ROOM | S$310,000 | 1,119 sqft | S$277 | 01 TO 03 | 78 yr 4 mo |
| May 2009 | 4 ROOM | S$312,000 | 1,119 sqft | S$279 | 04 TO 06 | 78 yr 8 mo |
| Dec 2008 | 5 ROOM | S$346,000 | 1,302 sqft | S$266 | 07 TO 09 | 79 yr 1 mo |
| Jul 2007 | 4 ROOM | S$273,000 | 1,119 sqft | S$244 | 10 TO 12 | 80 yr 6 mo |
| Jan 2007 | 5 ROOM | S$286,000 | 1,302 sqft | S$220 | 10 TO 12 | 81 yrs |
Showing the 40 most recent of 115 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 485A Tampines Ave 9
S$544
—3 sales
Blk 486B Tampines Ave 9
S$547
+0.3%1 sales6.3% yield
Blk 486A Tampines Ave 9
S$560
+4.4%3 sales4.1% yield
Blk 489A Tampines St 45
S$518
-6.5%1 sales6.5% yield
Blk 499B Tampines Ave 9
S$761
-2.3%2 sales7.1% yield
Blk 499A Tampines Ave 9
S$831
+6.7%4 sales7.1% yield
Blk 489C Tampines St 45
S$574
+0.3%1 sales5.5% 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.