Blk 496D Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 520496 · D18
Median PSF · 12m
S$571
Median price · 12m
S$772K
Latest sale
S$750K
Aug 2026
1-year change
+5.6%
Sales · 12m
2
107 all time
Gross yield
5.60%
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
- +36.8%
- Annualised
- +19.6%
- Transactions
- 11
- 1 year
- +5.6%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- +9.1%
- 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 496D Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$571 | S$601 | -5.0% |
| Median price | S$772K | S$720K | +7.2% |
| Gross rental yield | 5.60% | 6.01% | -0.4 pts |
| 1-year price change | +5.6% | +0.7% | +4.9 pts |
This development trades about 5% 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$3,500
Contracts · 12m
4
Implied annual rent
S$42K
Gross yield
5.60%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 4 | 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.
- Price momentumweight 18%69
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%56
How its median price per square foot compares with its own district.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 830 m.
- Rental yieldweight 20%28
Gross yield against every other development in its segment.
- 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 MRT830 m
- Tampines MRT1.1 km
- Pasir Ris MRT1.3 km
- Pasir Ris Interchange MRT1.3 km
Schools within 2 km
- Tampines North Primary Schoolprimary190 m
- Gongshang Primary Schoolprimary490 m
- Meridian Secondary Schoolsecondary (s1-s5)650 m
- Dunman Secondary Schoolsecondary (s1-s5)680 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)820 m
- Temasek Junior Collegemixed level (s1-jc2)820 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.2 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 5 ROOM | S$750,000 | 1,367 sqft | S$549 | 10 TO 12 | 65 yr 11 mo |
| Jul 2026 | 5 ROOM | S$793,000 | 1,335 sqft | S$594 | 07 TO 09 | 66 yr 1 mo |
| Jun 2025 | 5 ROOM | S$700,000 | 1,356 sqft | S$516 | 01 TO 03 | 67 yr 2 mo |
| May 2025 | 5 ROOM | S$740,000 | 1,367 sqft | S$541 | 04 TO 06 | 67 yr 3 mo |
| Nov 2024 | 5 ROOM | S$760,000 | 1,356 sqft | S$560 | 10 TO 12 | 67 yr 10 mo |
| May 2023 | 5 ROOM | S$668,000 | 1,367 sqft | S$489 | 13 TO 15 | 69 yr 3 mo |
| Sep 2022 | 5 ROOM | S$610,000 | 1,367 sqft | S$446 | 01 TO 03 | 69 yr 11 mo |
| Apr 2022 | 5 ROOM | S$600,000 | 1,356 sqft | S$442 | 10 TO 12 | 70 yr 4 mo |
| Nov 2021 | 5 ROOM | S$560,000 | 1,356 sqft | S$413 | 10 TO 12 | 70 yr 9 mo |
| Oct 2021 | 5 ROOM | S$642,888 | 1,475 sqft | S$436 | 13 TO 15 | 70 yr 10 mo |
| Oct 2021 | 5 ROOM | S$570,888 | 1,367 sqft | S$418 | 07 TO 09 | 70 yr 10 mo |
| Mar 2021 | 5 ROOM | S$575,000 | 1,475 sqft | S$390 | 04 TO 06 | 71 yr 5 mo |
| Feb 2021 | 5 ROOM | S$490,000 | 1,356 sqft | S$361 | 04 TO 06 | 71 yr 7 mo |
| Nov 2020 | 5 ROOM | S$501,000 | 1,356 sqft | S$369 | 13 TO 15 | 71 yr 9 mo |
| Sep 2020 | 5 ROOM | S$553,888 | 1,475 sqft | S$376 | 13 TO 15 | 71 yr 10 mo |
| Mar 2019 | 5 ROOM | S$488,000 | 1,356 sqft | S$360 | 10 TO 12 | 73 yr 6 mo |
| Jan 2019 | 5 ROOM | S$458,000 | 1,335 sqft | S$343 | 01 TO 03 | 73 yr 7 mo |
| Feb 2018 | 5 ROOM | S$490,000 | 1,367 sqft | S$358 | 07 TO 09 | 74 yr 5 mo |
| Nov 2017 | 5 ROOM | S$500,000 | 1,356 sqft | S$369 | 07 TO 09 | 74 yr 8 mo |
| Jul 2017 | 5 ROOM | S$470,000 | 1,356 sqft | S$347 | 10 TO 12 | 74 yr 11 mo |
| Jun 2014 | 5 ROOM | S$535,000 | 1,367 sqft | S$391 | 07 TO 09 | 77 yr 7 mo |
| Oct 2013 | 5 ROOM | S$551,000 | 1,335 sqft | S$413 | 10 TO 12 | 78 yr 3 mo |
| Aug 2012 | 5 ROOM | S$507,000 | 1,356 sqft | S$374 | 04 TO 06 | 79 yr 5 mo |
| Jul 2012 | 5 ROOM | S$495,000 | 1,335 sqft | S$371 | 01 TO 03 | 79 yr 6 mo |
| Jul 2011 | 5 ROOM | S$485,000 | 1,335 sqft | S$363 | 04 TO 06 | 80 yr 6 mo |
| Jun 2011 | 5 ROOM | S$550,000 | 1,475 sqft | S$373 | 10 TO 12 | 80 yr 7 mo |
| Sep 2010 | 5 ROOM | S$430,000 | 1,367 sqft | S$315 | 07 TO 09 | 81 yr 4 mo |
| Jun 2010 | 5 ROOM | S$406,000 | 1,356 sqft | S$299 | 07 TO 09 | 81 yr 7 mo |
| Nov 2009 | 5 ROOM | S$369,000 | 1,335 sqft | S$276 | 01 TO 03 | 82 yr 2 mo |
| Oct 2009 | 5 ROOM | S$347,000 | 1,367 sqft | S$254 | 07 TO 09 | 82 yr 3 mo |
| Nov 2008 | 5 ROOM | S$348,000 | 1,335 sqft | S$261 | 04 TO 06 | 83 yr 2 mo |
| Oct 2008 | 5 ROOM | S$353,000 | 1,356 sqft | S$260 | 04 TO 06 | 83 yr 3 mo |
| May 2008 | 5 ROOM | S$330,000 | 1,356 sqft | S$243 | 13 TO 15 | 83 yr 8 mo |
| Apr 2008 | 5 ROOM | S$340,000 | 1,335 sqft | S$255 | 04 TO 06 | 83 yr 9 mo |
| Feb 2008 | 5 ROOM | S$322,000 | 1,356 sqft | S$237 | 07 TO 09 | 83 yr 11 mo |
| Aug 2007 | 5 ROOM | S$285,000 | 1,367 sqft | S$208 | 10 TO 12 | 84 yr 5 mo |
| Jul 2007 | 5 ROOM | S$315,000 | 1,356 sqft | S$232 | 04 TO 06 | 84 yr 6 mo |
| Jun 2007 | 5 ROOM | S$290,000 | 1,356 sqft | S$214 | 10 TO 12 | 84 yr 7 mo |
| Dec 2006 | 5 ROOM | S$275,000 | 1,367 sqft | S$201 | 01 TO 03 | 85 yr 1 mo |
| Nov 2006 | 5 ROOM | S$297,000 | 1,335 sqft | S$223 | 04 TO 06 | 85 yr 2 mo |
Showing the 40 most recent of 107 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 496E Tampines Ave 9
S$543
+2.0%3 sales6.3% yield
Blk 496C Tampines St 43
S$565
-2.6%1 sales5.9% yield
Blk 496G Tampines Ave 9
S$535
-6.9%2 sales6.7% yield
Blk 496B Tampines St 43
S$561
+2.2%4 sales6.2% yield
Blk 495A Tampines St 43
S$576
—1 sales4.8% yield
Blk 493C Tampines St 43
S$584
—1 sales5.1% yield
Blk 493D Tampines St 43
S$554
—1 sales6.3% yield
Blk 440 Tampines St 43
S$564
+5.1%5 sales6.9% 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.