Blk 498B Tampines St 45
TAMPINES ST 45 · TAMPINES · Singapore 521498 · D18
Median PSF · 12m
S$629
Median price · 12m
S$920K
Latest sale
S$810K
May 2026
1-year change
+3.8%
Sales · 12m
2
72 all time
Gross yield
5.31%
5 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
- +42.0%
- Annualised
- +15.1%
- Transactions
- 10
- 1 year
- +3.8%
- 3 years p.a.
- +7.0%
- 5 years p.a.
- +9.8%
- Median size
- 1,238 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 498B Tampines St 45 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$629 | S$601 | +4.6% |
| Median price | S$920K | S$720K | +27.8% |
| Gross rental yield | 5.31% | 6.01% | -0.7 pts |
| 1-year price change | +3.8% | +0.7% | +3.2 pts |
This development trades about 5% above 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
5
Implied annual rent
S$42K
Gross yield
5.31%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 2 | S$3,450 |
| 4 ROOM | 2 | S$3,400 |
| 5 ROOM | 1 | S$4,800 |
Investment analysis
Investment score 41 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
41/100
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%88
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%41
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 660 m.
- Valuationweight 22%31
How its median price per square foot compares with its own district.
- Rental yieldweight 20%20
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 MRT660 m
- Pasir Ris East MRT700 m
- Pasir Ris MRT1.7 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)270 m
- Temasek Junior Collegemixed level (s1-jc2)500 m
- White Sands Primary Schoolprimary570 m
- East Spring Secondary Schoolsecondary (s1-s5)580 m
- Loyang View Secondary Schoolsecondary (s1-s5)650 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)760 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | S$810,000 | 1,335 sqft | S$607 | 07 TO 09 | 70 yr 2 mo |
| Feb 2026 | EXECUTIVE | S$1,030,000 | 1,582 sqft | S$651 | 07 TO 09 | 70 yr 6 mo |
| Mar 2025 | EXECUTIVE | S$1,050,000 | 1,582 sqft | S$664 | 07 TO 09 | 71 yr 5 mo |
| Nov 2024 | 4 ROOM | S$625,000 | 1,141 sqft | S$548 | 07 TO 09 | 71 yr 9 mo |
| Jun 2024 | 4 ROOM | S$600,888 | 1,141 sqft | S$527 | 01 TO 03 | 72 yr 2 mo |
| Jan 2024 | 4 ROOM | S$605,000 | 1,141 sqft | S$530 | 07 TO 09 | 72 yr 7 mo |
| Dec 2023 | 4 ROOM | S$610,000 | 1,141 sqft | S$535 | 04 TO 06 | 72 yr 8 mo |
| Sep 2023 | 5 ROOM | S$690,000 | 1,345 sqft | S$513 | 04 TO 06 | 72 yr 10 mo |
| Jul 2022 | 4 ROOM | S$515,000 | 1,141 sqft | S$451 | 01 TO 03 | 74 yr 1 mo |
| Jun 2022 | 5 ROOM | S$575,000 | 1,345 sqft | S$427 | 01 TO 03 | 74 yr 1 mo |
| Mar 2021 | 4 ROOM | S$450,000 | 1,141 sqft | S$394 | 01 TO 03 | 75 yr 5 mo |
| Jan 2021 | 4 ROOM | S$450,000 | 1,141 sqft | S$394 | 04 TO 06 | 75 yr 6 mo |
| Oct 2020 | EXECUTIVE | S$620,000 | 1,539 sqft | S$403 | 07 TO 09 | 75 yr 10 mo |
| Sep 2019 | 5 ROOM | S$510,000 | 1,345 sqft | S$379 | 01 TO 03 | 76 yr 10 mo |
| Apr 2019 | EXECUTIVE | S$630,000 | 1,539 sqft | S$409 | 07 TO 09 | 77 yr 3 mo |
| Apr 2019 | EXECUTIVE | S$622,000 | 1,539 sqft | S$404 | 10 TO 12 | 77 yr 3 mo |
| Nov 2018 | 4 ROOM | S$420,000 | 1,141 sqft | S$368 | 01 TO 03 | 77 yr 9 mo |
| Jun 2017 | 4 ROOM | S$420,000 | 1,141 sqft | S$368 | 01 TO 03 | 79 yr 1 mo |
| May 2017 | 4 ROOM | S$443,000 | 1,141 sqft | S$388 | 07 TO 09 | 79 yr 2 mo |
| Feb 2017 | 5 ROOM | S$485,000 | 1,345 sqft | S$360 | 04 TO 06 | 79 yr 5 mo |
| Jan 2017 | 5 ROOM | S$530,000 | 1,345 sqft | S$394 | 04 TO 06 | 79 yr 6 mo |
| Oct 2016 | 5 ROOM | S$500,000 | 1,345 sqft | S$372 | 01 TO 03 | 79 yrs |
| Mar 2014 | EXECUTIVE | S$705,000 | 1,539 sqft | S$458 | 07 TO 09 | 81 yr 10 mo |
| Jun 2013 | 4 ROOM | S$515,000 | 1,141 sqft | S$451 | 07 TO 09 | 82 yr 7 mo |
| Jul 2012 | 4 ROOM | S$495,000 | 1,141 sqft | S$434 | 04 TO 06 | 83 yr 6 mo |
| Apr 2012 | EXECUTIVE | S$735,000 | 1,539 sqft | S$478 | 06 TO 10 | 83 yr 9 mo |
| Aug 2011 | 4 ROOM | S$420,000 | 1,141 sqft | S$368 | 04 TO 06 | 84 yr 5 mo |
| Aug 2010 | 4 ROOM | S$412,000 | 1,141 sqft | S$361 | 01 TO 03 | 85 yr 5 mo |
| Apr 2010 | 4 ROOM | S$400,000 | 1,141 sqft | S$351 | 07 TO 09 | 85 yr 9 mo |
| Dec 2009 | EXECUTIVE | S$535,000 | 1,539 sqft | S$348 | 10 TO 12 | 86 yr 1 mo |
| May 2009 | 5 ROOM | S$450,000 | 1,335 sqft | S$337 | 07 TO 09 | 86 yr 8 mo |
| Feb 2009 | 4 ROOM | S$355,000 | 1,141 sqft | S$311 | 04 TO 06 | 86 yr 11 mo |
| Aug 2008 | 4 ROOM | S$356,000 | 1,141 sqft | S$312 | 04 TO 06 | 87 yr 5 mo |
| May 2008 | 5 ROOM | S$408,000 | 1,335 sqft | S$306 | 04 TO 06 | 87 yr 8 mo |
| Feb 2008 | 4 ROOM | S$330,500 | 1,141 sqft | S$290 | 04 TO 06 | 87 yr 11 mo |
| Jan 2008 | 5 ROOM | S$410,000 | 1,345 sqft | S$305 | 04 TO 06 | 88 yrs |
| Jul 2007 | EXECUTIVE | S$420,000 | 1,539 sqft | S$273 | 07 TO 09 | 88 yr 6 mo |
| Mar 2006 | 4 ROOM | S$265,000 | 1,141 sqft | S$232 | 01 TO 03 | 89 yr 10 mo |
| Feb 2006 | 4 ROOM | S$272,000 | 1,141 sqft | S$238 | 04 TO 06 | 89 yr 11 mo |
| Dec 2005 | 5 ROOM | S$350,000 | 1,335 sqft | S$262 | 04 TO 06 | 90 yr 1 mo |
Showing the 40 most recent of 72 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 498E Tampines St 45
S$682
+25.6%1 sales4.4% yield
Blk 498A Tampines St 45
S$603
—2 sales
Blk 487C Tampines St 45
S$525
-3.5%1 sales6.6% yield
Blk 487B Tampines St 45
S$547
+3.0%2 sales6.5% yield
Blk 498D Tampines St 45
S$494
-28.9%1 sales5.1% yield
Blk 489B Tampines St 45
S$569
+10.0%1 sales6.4% yield
Blk 498M Tampines St 45
S$560
-0.1%4 sales5.8% yield
Blk 498G Tampines St 45
S$565
+3.6%2 sales5.2% 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.