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SGPropertyIntel
HDB99-yearBuilt 1992Outside Central RegionInvestment score 42

Blk 494B Tampines Ave 9

TAMPINES AVE 9 · TAMPINES · Singapore 520494 · D18

Value a unit hereAdd to comparisonShow on the map

Median PSF · 12m

S$557

Median price · 12m

S$720K

Latest sale

S$720K

Jul 2026

1-year change

—

Sales · 12m

1

98 all time

Gross yield

6.50%

3 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
+32.4%
Annualised
+17.4%
Transactions
8
1 year
—
3 years p.a.
+3.2%
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.

District analytics
MeasureBlk 494B Tampines Ave 9D18 medianDifference
Median PSFS$557S$601-7.3%
Median priceS$720KS$720K0.0%
Gross rental yield6.50%6.01%+0.5 pts
1-year price change—+0.7%—

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$3,900

Contracts · 12m

3

Implied annual rent

S$47K

Gross yield

6.50%

Unit typeContractsMedian rent
5 ROOM3S$3,900

Investment analysis

Investment score 42 / 100

Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.

42/100

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%64

    How its median price per square foot compares with its own district.

  • Rental yieldweight 20%58

    Gross yield against every other development in its segment.

  • Price momentumweight 18%36

    Three-year annualised change in median PSF, or one year where three is unavailable.

  • Locationweight 15%32

    Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 820 m.

  • 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 MRT820 m
  • Pasir Ris East MRT1.0 km
  • Pasir Ris MRT1.2 km
  • Pasir Ris Interchange MRT1.2 km

Schools within 2 km

  • Dunman Secondary Schoolsecondary (s1-s5)470 m
  • Tampines North Primary Schoolprimary520 m
  • Loyang View Secondary Schoolsecondary (s1-s5)620 m
  • Meridian Secondary Schoolsecondary (s1-s5)630 m
  • Temasek Junior Collegemixed level (s1-jc2)750 m
  • Gongshang Primary Schoolprimary760 m

Distances are straight-line. Proximity does not determine school admission eligibility.

Supply

Upcoming competition

  • TENETTQS Development Pte Ltd618 units1.4 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

Browse all transactions
MonthTypePriceSizePSFFloorLease left
Jul 20265 ROOMS$720,0001,292 sqftS$55704 TO 0666 yr 1 mo
Oct 20235 ROOMS$650,0001,335 sqftS$48701 TO 0368 yr 10 mo
Apr 20235 ROOMS$718,0001,335 sqftS$53810 TO 1269 yr 4 mo
Dec 20225 ROOMS$635,0001,335 sqftS$47610 TO 1269 yr 8 mo
Sep 20225 ROOMS$615,8881,335 sqftS$46110 TO 1269 yr 10 mo
May 20225 ROOMS$568,0001,335 sqftS$42604 TO 0670 yr 3 mo
Aug 20215 ROOMS$550,0001,292 sqftS$42610 TO 1271 yrs
Aug 20215 ROOMS$538,0001,292 sqftS$41704 TO 0671 yrs
Jun 20215 ROOMS$520,0001,378 sqftS$37707 TO 0971 yr 2 mo
Jun 20215 ROOMS$520,0001,335 sqftS$39001 TO 0371 yr 2 mo
Mar 20215 ROOMS$500,0001,292 sqftS$38707 TO 0971 yr 5 mo
Jan 20215 ROOMS$480,0001,335 sqftS$36001 TO 0371 yr 6 mo
Dec 20205 ROOMS$520,0001,335 sqftS$39013 TO 1571 yr 8 mo
Aug 20205 ROOMS$520,0001,324 sqftS$39304 TO 0671 yr 11 mo
Aug 20205 ROOMS$490,0001,335 sqftS$36707 TO 0971 yr 11 mo
Aug 20205 ROOMS$488,0001,292 sqftS$37804 TO 0671 yr 11 mo
Jul 20205 ROOMS$484,0001,335 sqftS$36307 TO 0972 yrs
Jun 20175 ROOMS$460,0001,292 sqftS$35607 TO 0975 yr 1 mo
Feb 20175 ROOMS$488,0001,335 sqftS$36610 TO 1275 yr 5 mo
Jun 20165 ROOMS$495,0001,324 sqftS$37404 TO 0676 yrs
Nov 20155 ROOMS$510,0001,335 sqftS$38210 TO 1276 yrs
Jun 20155 ROOMS$500,0001,292 sqftS$38713 TO 1577 yrs
Nov 20145 ROOMS$490,0001,324 sqftS$37007 TO 0977 yr 2 mo
Oct 20145 ROOMS$480,0001,324 sqftS$36304 TO 0677 yr 3 mo
Jul 20145 ROOMS$512,0001,292 sqftS$39610 TO 1277 yr 6 mo
May 20135 ROOMS$555,0001,313 sqftS$42310 TO 1278 yr 8 mo
Nov 20125 ROOMS$540,0001,313 sqftS$41107 TO 0979 yr 2 mo
Sep 20095 ROOMS$371,0001,335 sqftS$27813 TO 1582 yr 4 mo
Apr 20095 ROOMS$365,0001,335 sqftS$27301 TO 0382 yr 9 mo
Dec 20085 ROOMS$365,0001,313 sqftS$27804 TO 0683 yr 1 mo
Sep 20085 ROOMS$400,0001,335 sqftS$30007 TO 0983 yr 4 mo
Jul 20085 ROOMS$330,0001,335 sqftS$24704 TO 0683 yr 6 mo
Jan 20085 ROOMS$323,0001,292 sqftS$25004 TO 0684 yrs
Aug 20075 ROOMS$308,0001,313 sqftS$23513 TO 1584 yr 5 mo
Jan 20075 ROOMS$268,0001,335 sqftS$20101 TO 0385 yrs
Aug 20065 ROOMS$286,0001,313 sqftS$21804 TO 0685 yr 5 mo
Aug 20065 ROOMS$264,0001,335 sqftS$19813 TO 1585 yr 5 mo
Jul 20055 ROOMS$290,0001,313 sqftS$22107 TO 0986 yr 6 mo
Mar 20055 ROOMS$350,0001,324 sqftS$26404 TO 0686 yr 10 mo
Dec 20045 ROOMS$325,0001,335 sqftS$24301 TO 0387 yr 1 mo

Showing the 40 most recent of 98 recorded transactions.

Alternatives

Comparable developments nearby

Within 1.5 km, same segment, with recorded activity in the last 12 months.

Blk 493A Tampines Ave 9

S$547

-8.0%2 sales5.4% yield

Blk 494C Tampines St 43

S$527

-8.0%2 sales6.9% yield

Blk 495D Tampines St 43

S$585

—2 sales5.1% yield

Blk 493B Tampines Ave 9

S$592

+4.5%2 sales5.9% yield

Blk 495E Tampines St 43

S$585

+3.0%1 sales4.9% yield

Blk 494D Tampines St 43

S$751

+2.6%1 sales6.5% yield

Blk 495C Tampines St 43

S$593

—3 sales5.1% yield

Blk 484 Tampines St 43

S$563

—1 sales4.2% yield

Transactions: HDB via data.gov.sgLocation: OneMap, Singapore Land Authority

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.