Blk 496G Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 523496 · D18
Median PSF · 12m
S$543
Median price · 12m
S$620K
Latest sale
S$660K
Oct 2026
1-year change
-5.4%
Sales · 12m
6
103 all time
Gross yield
6.47%
2 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
- +42.3%
- Annualised
- +15.2%
- Transactions
- 25
- 1 year
- -5.4%
- 3 years p.a.
- +4.0%
- 5 years p.a.
- +5.9%
- Median size
- 1,141 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 496G Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$543 | S$601 | -9.6% |
| Median price | S$620K | S$720K | -13.9% |
| Gross rental yield | 6.47% | 5.99% | +0.5 pts |
| 1-year price change | -5.4% | +0.4% | -5.8 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$3,450
Contracts · 12m
2
Implied annual rent
S$41K
Gross yield
6.47%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,450 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
53/100
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%71
How its median price per square foot compares with its own district.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%57
Gross yield against every other development in its segment.
- Price momentumweight 18%51
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%40
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 740 m.
- Supply riskweight 10%11
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 MRT740 m
- Tampines MRT1.0 km
- Pasir Ris East MRT1.3 km
- Pasir Ris MRT1.3 km
Schools within 2 km
- Tampines North Primary Schoolprimary210 m
- Gongshang Primary Schoolprimary430 m
- Dunman Secondary Schoolsecondary (s1-s5)630 m
- Temasek Junior Collegemixed level (s1-jc2)740 m
- Meridian Secondary Schoolsecondary (s1-s5)740 m
- Pasir Ris Secondary Schoolsecondary (s1-s5)750 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.3 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 4 ROOM | S$660,000 | 1,141 sqft | S$578 | 13 TO 15 | 65 yr 11 mo |
| Oct 2026 | 4 ROOM | S$660,000 | 1,141 sqft | S$578 | 13 TO 15 | 65 yr 11 mo |
| May 2026 | 4 ROOM | S$600,000 | 1,141 sqft | S$526 | 01 TO 03 | 66 yr 3 mo |
| May 2026 | 4 ROOM | S$600,000 | 1,141 sqft | S$526 | 01 TO 03 | 66 yr 3 mo |
| Dec 2025 | 4 ROOM | S$620,000 | 1,141 sqft | S$543 | 10 TO 12 | 66 yr 8 mo |
| Dec 2025 | 4 ROOM | S$620,000 | 1,141 sqft | S$543 | 10 TO 12 | 66 yr 8 mo |
| Jun 2025 | 4 ROOM | S$680,000 | 1,141 sqft | S$596 | 10 TO 12 | 67 yr 3 mo |
| Jun 2025 | 4 ROOM | S$680,000 | 1,141 sqft | S$596 | 10 TO 12 | 67 yr 3 mo |
| Nov 2024 | 5 ROOM | S$720,000 | 1,302 sqft | S$553 | 07 TO 09 | 67 yr 9 mo |
| Nov 2024 | 5 ROOM | S$720,000 | 1,302 sqft | S$553 | 07 TO 09 | 67 yr 9 mo |
| Jul 2024 | 4 ROOM | S$590,000 | 1,141 sqft | S$517 | 04 TO 06 | 68 yr 1 mo |
| Jul 2024 | 4 ROOM | S$590,000 | 1,141 sqft | S$517 | 04 TO 06 | 68 yr 1 mo |
| Jun 2024 | 4 ROOM | S$615,000 | 1,141 sqft | S$539 | 07 TO 09 | 68 yr 2 mo |
| Jun 2024 | 4 ROOM | S$615,000 | 1,141 sqft | S$539 | 07 TO 09 | 68 yr 2 mo |
| Mar 2024 | 4 ROOM | S$608,000 | 1,141 sqft | S$533 | 07 TO 09 | 68 yr 5 mo |
| Mar 2024 | 4 ROOM | S$608,000 | 1,141 sqft | S$533 | 07 TO 09 | 68 yr 5 mo |
| Mar 2023 | 5 ROOM | S$650,000 | 1,302 sqft | S$499 | 04 TO 06 | 69 yr 5 mo |
| Mar 2023 | 5 ROOM | S$650,000 | 1,302 sqft | S$499 | 04 TO 06 | 69 yr 5 mo |
| Feb 2023 | 4 ROOM | S$555,000 | 1,141 sqft | S$486 | 10 TO 12 | 69 yr 6 mo |
| Feb 2023 | 4 ROOM | S$555,000 | 1,141 sqft | S$486 | 10 TO 12 | 69 yr 6 mo |
| Jan 2023 | 5 ROOM | S$645,000 | 1,367 sqft | S$472 | 10 TO 12 | 69 yr 8 mo |
| Jan 2023 | 5 ROOM | S$645,000 | 1,367 sqft | S$472 | 10 TO 12 | 69 yr 8 mo |
| Jan 2023 | 4 ROOM | S$548,000 | 1,141 sqft | S$480 | 07 TO 09 | 69 yr 7 mo |
| Jan 2023 | 4 ROOM | S$548,000 | 1,141 sqft | S$480 | 07 TO 09 | 69 yr 7 mo |
| Oct 2021 | 5 ROOM | S$560,000 | 1,378 sqft | S$406 | 04 TO 06 | 70 yr 10 mo |
| Jul 2021 | 4 ROOM | S$435,000 | 1,141 sqft | S$381 | 01 TO 03 | 71 yr 1 mo |
| May 2021 | 4 ROOM | S$468,000 | 1,141 sqft | S$410 | 13 TO 15 | 71 yr 3 mo |
| Apr 2021 | 4 ROOM | S$470,000 | 1,141 sqft | S$412 | 13 TO 15 | 71 yr 4 mo |
| Sep 2020 | 4 ROOM | S$468,000 | 1,141 sqft | S$410 | 13 TO 15 | 71 yr 11 mo |
| Sep 2020 | 4 ROOM | S$400,000 | 1,141 sqft | S$351 | 04 TO 06 | 71 yr 10 mo |
| Oct 2019 | 4 ROOM | S$420,000 | 1,141 sqft | S$368 | 07 TO 09 | 72 yr 10 mo |
| Aug 2019 | 5 ROOM | S$488,000 | 1,367 sqft | S$357 | 13 TO 15 | 72 yr 11 mo |
| Jul 2019 | 5 ROOM | S$523,500 | 1,378 sqft | S$380 | 10 TO 12 | 73 yrs |
| Oct 2016 | 4 ROOM | S$438,000 | 1,141 sqft | S$384 | 07 TO 09 | 75 yrs |
| May 2016 | 4 ROOM | S$413,000 | 1,141 sqft | S$362 | 10 TO 12 | 76 yrs |
| Sep 2013 | 5 ROOM | S$580,000 | 1,302 sqft | S$445 | 07 TO 09 | 78 yr 4 mo |
| Jul 2013 | 4 ROOM | S$475,000 | 1,141 sqft | S$416 | 10 TO 12 | 78 yr 6 mo |
| Aug 2012 | 5 ROOM | S$550,500 | 1,378 sqft | S$400 | 10 TO 12 | 79 yr 5 mo |
| Apr 2012 | 5 ROOM | S$518,000 | 1,378 sqft | S$376 | 06 TO 10 | 79 yr 9 mo |
| Apr 2012 | 4 ROOM | S$432,500 | 1,141 sqft | S$379 | 01 TO 05 | 79 yr 9 mo |
Showing the 40 most recent of 103 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 496B Tampines St 43
S$561
+0.1%8 sales6.2% yield
Blk 496D Tampines Ave 9
S$571
+5.6%4 sales5.6% yield
Blk 496E Tampines Ave 9
S$542
-0.1%4 sales6.2% yield
Blk 440 Tampines St 43
S$564
+6.3%8 sales6.9% yield
Blk 438 Tampines St 43
S$552
-4.7%4 sales5.5% yield
Blk 431 Tampines St 41
S$582
+2.3%12 sales5.0% yield
Blk 437 Tampines St 43
S$558
-3.8%6 sales7.5% yield
Blk 430 Tampines St 41
S$585
-0.4%6 sales4.9% 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.