Blk 496E Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 521496 · D18
Median PSF · 12m
S$543
Median price · 12m
S$626K
Latest sale
S$626K
Jun 2026
1-year change
+2.0%
Sales · 12m
3
104 all time
Gross yield
6.32%
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
- +52.7%
- Annualised
- +23.6%
- Transactions
- 10
- 1 year
- +2.0%
- 3 years p.a.
- +3.2%
- 5 years p.a.
- +7.1%
- 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 496E Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$543 | S$601 | -9.6% |
| Median price | S$626K | S$720K | -13.1% |
| Gross rental yield | 6.32% | 6.01% | +0.3 pts |
| 1-year price change | +2.0% | +0.7% | +1.3 pts |
This development trades about 10% 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$3,800
Contracts · 12m
3
Implied annual rent
S$46K
Gross yield
6.32%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 3 | S$3,800 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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%72
How its median price per square foot compares with its own district.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%52
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%31
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 820 m.
- 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
- Tampines MRT1.0 km
- Pasir Ris MRT1.3 km
- Pasir Ris Interchange MRT1.3 km
Schools within 2 km
- Tampines North Primary Schoolprimary140 m
- Gongshang Primary Schoolprimary440 m
- Meridian Secondary Schoolsecondary (s1-s5)690 m
- Dunman Secondary Schoolsecondary (s1-s5)720 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)770 m
- Temasek Junior Collegemixed level (s1-jc2)830 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$625,800 | 1,152 sqft | S$543 | 07 TO 09 | 66 yr 2 mo |
| May 2026 | 4 ROOM | S$623,000 | 1,152 sqft | S$541 | 04 TO 06 | 66 yr 3 mo |
| Oct 2025 | 5 ROOM | S$740,000 | 1,335 sqft | S$554 | 13 TO 15 | 66 yr 10 mo |
| Feb 2025 | 5 ROOM | S$715,000 | 1,367 sqft | S$523 | 04 TO 06 | 67 yr 7 mo |
| Jan 2025 | 5 ROOM | S$800,000 | 1,475 sqft | S$542 | 04 TO 06 | 67 yr 7 mo |
| Sep 2023 | 5 ROOM | S$660,000 | 1,335 sqft | S$494 | 10 TO 12 | 68 yr 11 mo |
| Sep 2022 | 5 ROOM | S$570,000 | 1,335 sqft | S$427 | 01 TO 03 | 69 yr 11 mo |
| Apr 2022 | 4 ROOM | S$505,000 | 1,152 sqft | S$438 | 07 TO 09 | 70 yr 4 mo |
| Dec 2021 | 5 ROOM | S$565,000 | 1,356 sqft | S$417 | 04 TO 06 | 70 yr 8 mo |
| Aug 2021 | 4 ROOM | S$405,000 | 1,141 sqft | S$355 | 01 TO 03 | 71 yrs |
| Feb 2021 | 5 ROOM | S$555,000 | 1,335 sqft | S$416 | 07 TO 09 | 71 yr 6 mo |
| Sep 2020 | 4 ROOM | S$420,000 | 1,152 sqft | S$365 | 10 TO 12 | 71 yr 10 mo |
| Aug 2020 | 5 ROOM | S$550,000 | 1,475 sqft | S$373 | 04 TO 06 | 72 yrs |
| Nov 2019 | 5 ROOM | S$553,000 | 1,335 sqft | S$414 | 13 TO 15 | 72 yr 9 mo |
| Apr 2018 | 5 ROOM | S$600,000 | 1,475 sqft | S$407 | 07 TO 09 | 74 yr 3 mo |
| Oct 2017 | 5 ROOM | S$482,000 | 1,367 sqft | S$353 | 07 TO 09 | 74 yr 9 mo |
| May 2017 | 5 ROOM | S$440,000 | 1,356 sqft | S$324 | 01 TO 03 | 75 yr 3 mo |
| May 2017 | 5 ROOM | S$440,000 | 1,367 sqft | S$322 | 01 TO 03 | 75 yr 3 mo |
| Dec 2015 | 5 ROOM | S$455,000 | 1,335 sqft | S$341 | 04 TO 06 | 76 yrs |
| Sep 2015 | 5 ROOM | S$535,000 | 1,335 sqft | S$401 | 10 TO 12 | 76 yrs |
| Jun 2015 | 4 ROOM | S$382,000 | 1,141 sqft | S$335 | 01 TO 03 | 77 yrs |
| Sep 2014 | 5 ROOM | S$495,000 | 1,356 sqft | S$365 | 07 TO 09 | 77 yr 4 mo |
| Jul 2014 | 4 ROOM | S$430,000 | 1,141 sqft | S$377 | 10 TO 12 | 77 yr 6 mo |
| Oct 2013 | 4 ROOM | S$461,000 | 1,141 sqft | S$404 | 13 TO 15 | 78 yr 3 mo |
| Sep 2013 | 5 ROOM | S$593,800 | 1,335 sqft | S$445 | 13 TO 15 | 78 yr 4 mo |
| Mar 2013 | 5 ROOM | S$585,000 | 1,356 sqft | S$431 | 13 TO 15 | 78 yr 10 mo |
| Aug 2012 | 5 ROOM | S$565,000 | 1,475 sqft | S$383 | 01 TO 03 | 79 yr 5 mo |
| Aug 2012 | 5 ROOM | S$558,000 | 1,475 sqft | S$378 | 04 TO 06 | 79 yr 5 mo |
| Mar 2012 | 5 ROOM | S$492,000 | 1,367 sqft | S$360 | 01 TO 05 | 79 yr 10 mo |
| Feb 2012 | 5 ROOM | S$523,000 | 1,335 sqft | S$392 | 07 TO 09 | 79 yr 11 mo |
| Jul 2011 | 5 ROOM | S$555,000 | 1,475 sqft | S$376 | 07 TO 09 | 80 yr 6 mo |
| Mar 2011 | 5 ROOM | S$495,000 | 1,475 sqft | S$336 | 01 TO 03 | 80 yr 10 mo |
| Jun 2010 | 5 ROOM | S$434,800 | 1,367 sqft | S$318 | 07 TO 09 | 81 yr 7 mo |
| Jan 2010 | 5 ROOM | S$383,000 | 1,335 sqft | S$287 | 04 TO 06 | 82 yrs |
| Dec 2009 | 5 ROOM | S$385,000 | 1,335 sqft | S$288 | 07 TO 09 | 82 yr 1 mo |
| Nov 2008 | 5 ROOM | S$365,000 | 1,356 sqft | S$269 | 07 TO 09 | 83 yr 2 mo |
| May 2008 | 5 ROOM | S$355,000 | 1,335 sqft | S$266 | 13 TO 15 | 83 yr 8 mo |
| May 2008 | 4 ROOM | S$306,000 | 1,152 sqft | S$266 | 04 TO 06 | 83 yr 8 mo |
| Mar 2008 | 5 ROOM | S$361,000 | 1,335 sqft | S$270 | 10 TO 12 | 83 yr 10 mo |
| Jan 2008 | 5 ROOM | S$283,000 | 1,335 sqft | S$212 | 01 TO 03 | 84 yrs |
Showing the 40 most recent of 104 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 496D Tampines Ave 9
S$571
+5.6%2 sales5.6% yield
Blk 496G Tampines Ave 9
S$535
-6.9%2 sales6.7% yield
Blk 496C Tampines St 43
S$565
-2.6%1 sales5.9% yield
Blk 496B Tampines St 43
S$561
+2.2%4 sales6.2% yield
Blk 430 Tampines St 41
S$585
-0.4%3 sales4.9% yield
Blk 431 Tampines St 41
S$582
+2.3%6 sales5.0% yield
Blk 495A Tampines St 43
S$576
—1 sales4.8% 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.