Blk 491B Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 521491 · D18
Median PSF · 12m
S$558
Median price · 12m
S$745K
Latest sale
S$745K
Nov 2025
1-year change
-6.2%
Sales · 12m
1
63 all time
Gross yield
5.81%
4 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
- +33.3%
- Annualised
- +21.1%
- Transactions
- 6
- 1 year
- -6.2%
- 3 years p.a.
- +4.9%
- 5 years p.a.
- +5.9%
- Median size
- 1,324 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 491B Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$558 | S$601 | -7.2% |
| Median price | S$745K | S$720K | +3.5% |
| Gross rental yield | 5.81% | 6.01% | -0.2 pts |
| 1-year price change | -6.2% | +0.7% | -6.9 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.
Median monthly rent
S$3,700
Contracts · 12m
4
Implied annual rent
S$44K
Gross yield
5.81%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,700 |
| 4 ROOM | 2 | S$3,500 |
Investment analysis
Investment score 43 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
43/100
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.
- Valuationweight 22%63
How its median price per square foot compares with its own district.
- Price momentumweight 18%62
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%45
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 690 m.
- Rental yieldweight 20%34
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 MRT690 m
- Pasir Ris East MRT870 m
- Pasir Ris MRT1.3 km
- Pasir Ris Interchange MRT1.3 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)290 m
- Loyang View Secondary Schoolsecondary (s1-s5)570 m
- Temasek Junior Collegemixed level (s1-jc2)600 m
- Tampines North Primary Schoolprimary640 m
- Gongshang Primary Schoolprimary790 m
- Meridian Secondary Schoolsecondary (s1-s5)800 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.5 km
- THE SHOREFRONT165@Loyang Pte Ltd23 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 |
|---|---|---|---|---|---|---|
| Nov 2025 | 5 ROOM | S$745,000 | 1,335 sqft | S$558 | 07 TO 09 | 66 yr 9 mo |
| Jun 2025 | 4 ROOM | S$660,000 | 1,109 sqft | S$595 | 07 TO 09 | 67 yr 2 mo |
| Jan 2024 | 5 ROOM | S$676,000 | 1,335 sqft | S$506 | 10 TO 12 | 68 yr 7 mo |
| Jan 2023 | 4 ROOM | S$560,000 | 1,184 sqft | S$473 | 01 TO 03 | 69 yr 8 mo |
| Dec 2022 | 5 ROOM | S$655,888 | 1,324 sqft | S$495 | 10 TO 12 | 69 yr 8 mo |
| Jun 2021 | 5 ROOM | S$550,000 | 1,313 sqft | S$419 | 07 TO 09 | 71 yr 2 mo |
| Jun 2020 | 4 ROOM | S$398,000 | 1,119 sqft | S$356 | 10 TO 12 | 72 yr 3 mo |
| Oct 2017 | 5 ROOM | S$495,000 | 1,335 sqft | S$371 | 10 TO 12 | 74 yr 10 mo |
| Jun 2017 | 4 ROOM | S$425,000 | 1,109 sqft | S$383 | 07 TO 09 | 75 yr 1 mo |
| Apr 2017 | 4 ROOM | S$419,000 | 1,184 sqft | S$354 | 01 TO 03 | 75 yr 3 mo |
| Jan 2017 | 5 ROOM | S$505,000 | 1,313 sqft | S$385 | 10 TO 12 | 75 yr 6 mo |
| Jun 2016 | 5 ROOM | S$522,000 | 1,313 sqft | S$398 | 10 TO 12 | 76 yrs |
| Jun 2016 | 5 ROOM | S$477,000 | 1,313 sqft | S$363 | 04 TO 06 | 76 yrs |
| Sep 2015 | 5 ROOM | S$490,000 | 1,324 sqft | S$370 | 10 TO 12 | 76 yrs |
| Jun 2015 | 4 ROOM | S$415,000 | 1,109 sqft | S$374 | 13 TO 15 | 77 yrs |
| Dec 2014 | 5 ROOM | S$530,000 | 1,335 sqft | S$397 | 10 TO 12 | 77 yr 1 mo |
| Mar 2011 | 5 ROOM | S$433,000 | 1,313 sqft | S$330 | 01 TO 03 | 80 yr 10 mo |
| Feb 2011 | 5 ROOM | S$458,000 | 1,313 sqft | S$349 | 10 TO 12 | 80 yr 11 mo |
| Oct 2009 | 5 ROOM | S$391,000 | 1,335 sqft | S$293 | 10 TO 12 | 82 yr 3 mo |
| Sep 2009 | 5 ROOM | S$350,000 | 1,324 sqft | S$264 | 01 TO 03 | 82 yr 4 mo |
| Jul 2009 | 5 ROOM | S$360,000 | 1,335 sqft | S$270 | 10 TO 12 | 82 yr 6 mo |
| Oct 2008 | 5 ROOM | S$348,000 | 1,324 sqft | S$263 | 04 TO 06 | 83 yr 3 mo |
| May 2008 | 4 ROOM | S$307,000 | 1,109 sqft | S$277 | 01 TO 03 | 83 yr 8 mo |
| Sep 2007 | 4 ROOM | S$270,000 | 1,109 sqft | S$244 | 07 TO 09 | 84 yr 4 mo |
| Jun 2006 | 5 ROOM | S$260,000 | 1,313 sqft | S$198 | 01 TO 03 | 85 yr 7 mo |
| Jan 2006 | 5 ROOM | S$291,000 | 1,324 sqft | S$220 | 07 TO 09 | 86 yrs |
| Feb 2005 | 5 ROOM | S$249,000 | 1,324 sqft | S$188 | 01 TO 03 | 86 yr 11 mo |
| Dec 2004 | 4 ROOM | S$260,000 | 1,109 sqft | S$235 | 01 TO 03 | 87 yr 1 mo |
| Oct 2003 | 5 ROOM | S$320,000 | 1,324 sqft | S$242 | 07 TO 09 | 88 yr 3 mo |
| Oct 2003 | 4 ROOM | S$240,000 | 1,184 sqft | S$203 | 01 TO 03 | 88 yr 3 mo |
| Jun 2003 | 5 ROOM | S$316,000 | 1,313 sqft | S$241 | 04 TO 06 | 88 yr 7 mo |
| Jan 2003 | 5 ROOM | S$321,000 | 1,324 sqft | S$242 | 10 TO 12 | 89 yrs |
| Jul 2002 | 5 ROOM | S$311,000 | 1,324 sqft | S$235 | 01 TO 03 | 89 yr 6 mo |
| May 2002 | 4 ROOM | S$236,000 | 1,109 sqft | S$213 | 01 TO 03 | 89 yr 8 mo |
| Oct 2001 | 4 ROOM | S$263,000 | 1,119 sqft | S$235 | 10 TO 12 | 90 yr 3 mo |
| Sep 2001 | 4 ROOM | S$272,000 | 1,109 sqft | S$245 | 13 TO 15 | 90 yr 4 mo |
| Jun 2001 | 4 ROOM | S$251,500 | 1,119 sqft | S$225 | 01 TO 03 | 90 yr 7 mo |
| Mar 2001 | 4 ROOM | S$277,000 | 1,109 sqft | S$250 | 10 TO 12 | 90 yr 10 mo |
| Feb 2001 | 5 ROOM | S$362,000 | 1,324 sqft | S$273 | 07 TO 09 | 90 yr 11 mo |
| Oct 1999 | 5 ROOM | S$400,000 | 1,335 sqft | S$300 | 07 TO 09 | 92 yr 3 mo |
Showing the 40 most recent of 63 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 491A Tampines Ave 9
S$583
—2 sales5.4% yield
Blk 491H Tampines St 45
S$537
+2.7%2 sales6.3% yield
Blk 491C Tampines St 45
S$539
-0.2%5 sales
Blk 491F Tampines St 45
S$555
+3.6%4 sales6.0% yield
Blk 491E Tampines St 45
S$586
+7.7%1 sales4.5% yield
Blk 491G Tampines St 45
S$617
+21.2%1 sales6.3% yield
Blk 470 Tampines St 44
S$594
-1.5%2 sales8.4% yield
Blk 494G Tampines St 45
S$783
+12.4%5 sales6.3% 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.