Blk 498E Tampines St 45
TAMPINES ST 45 · TAMPINES · Singapore 523498 · D18
Median PSF · 12m
S$682
Median price · 12m
S$1.05M
Latest sale
S$1.05M
May 2026
1-year change
+25.6%
Sales · 12m
1
75 all time
Gross yield
4.37%
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
- +51.1%
- Annualised
- +26.6%
- Transactions
- 7
- 1 year
- +25.6%
- 3 years p.a.
- —
- 5 years p.a.
- +11.5%
- 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 498E Tampines St 45 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$682 | S$601 | +13.5% |
| Median price | S$1.05M | S$720K | +45.8% |
| Gross rental yield | 4.37% | 6.01% | -1.6 pts |
| 1-year price change | +25.6% | +0.7% | +24.9 pts |
This development trades about 13% 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$2,510
Contracts · 12m
2
Implied annual rent
S$30K
Gross yield
4.37%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$2,870 |
| 4 ROOM | 1 | S$2,150 |
Investment analysis
Investment score 33 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
33/100
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%100
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%38
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris East MRT at 640 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%17
How its median price per square foot compares with its own district.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%4
Gross yield against every other development in its segment.
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
- Pasir Ris East MRT640 m
- Tampines East MRT730 m
- Pasir Ris MRT1.7 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)330 m
- White Sands Primary Schoolprimary500 m
- Temasek Junior Collegemixed level (s1-jc2)570 m
- East Spring Secondary Schoolsecondary (s1-s5)610 m
- Loyang View Secondary Schoolsecondary (s1-s5)610 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)820 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- 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
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | EXECUTIVE | S$1,050,000 | 1,539 sqft | S$682 | 07 TO 09 | 70 yrs |
| Sep 2025 | 4 ROOM | S$630,000 | 1,141 sqft | S$552 | 04 TO 06 | 70 yr 8 mo |
| Jun 2025 | 5 ROOM | S$725,000 | 1,335 sqft | S$543 | 01 TO 03 | 70 yr 11 mo |
| Jan 2025 | 4 ROOM | S$588,888 | 1,141 sqft | S$516 | 07 TO 09 | 71 yr 4 mo |
| Jul 2024 | 5 ROOM | S$682,000 | 1,335 sqft | S$511 | 07 TO 09 | 71 yr 10 mo |
| Jan 2024 | 4 ROOM | S$608,888 | 1,141 sqft | S$534 | 07 TO 09 | 72 yr 4 mo |
| Aug 2022 | 4 ROOM | S$515,000 | 1,141 sqft | S$451 | 01 TO 03 | 73 yr 9 mo |
| Jan 2021 | EXECUTIVE | S$638,000 | 1,539 sqft | S$414 | 07 TO 09 | 75 yr 4 mo |
| Nov 2020 | 5 ROOM | S$504,000 | 1,335 sqft | S$378 | 01 TO 03 | 75 yr 6 mo |
| Sep 2020 | 4 ROOM | S$415,000 | 1,141 sqft | S$364 | 01 TO 03 | 75 yr 8 mo |
| Feb 2018 | EXECUTIVE | S$620,000 | 1,539 sqft | S$403 | 10 TO 12 | 78 yr 2 mo |
| Feb 2017 | 5 ROOM | S$505,000 | 1,335 sqft | S$378 | 04 TO 06 | 79 yr 2 mo |
| Oct 2016 | EXECUTIVE | S$630,000 | 1,539 sqft | S$409 | 10 TO 12 | 79 yrs |
| Sep 2016 | 4 ROOM | S$425,000 | 1,141 sqft | S$372 | 01 TO 03 | 79 yrs |
| May 2015 | 4 ROOM | S$425,000 | 1,141 sqft | S$372 | 04 TO 06 | 80 yrs |
| Aug 2014 | 4 ROOM | S$450,000 | 1,141 sqft | S$394 | 07 TO 09 | 81 yr 5 mo |
| Apr 2014 | 4 ROOM | S$480,000 | 1,141 sqft | S$421 | 01 TO 03 | 81 yr 9 mo |
| Sep 2012 | EXECUTIVE | S$715,000 | 1,582 sqft | S$452 | 07 TO 09 | 83 yr 4 mo |
| Mar 2012 | 4 ROOM | S$486,000 | 1,141 sqft | S$426 | 06 TO 10 | 83 yr 10 mo |
| Jun 2011 | 5 ROOM | S$510,000 | 1,345 sqft | S$379 | 04 TO 06 | 84 yr 7 mo |
| Jan 2011 | EXECUTIVE | S$561,000 | 1,539 sqft | S$364 | 07 TO 09 | 85 yrs |
| Dec 2010 | EXECUTIVE | S$530,000 | 1,539 sqft | S$344 | 10 TO 12 | 85 yr 1 mo |
| Dec 2010 | 5 ROOM | S$440,000 | 1,335 sqft | S$330 | 01 TO 03 | 85 yr 1 mo |
| Nov 2010 | 5 ROOM | S$462,000 | 1,345 sqft | S$343 | 01 TO 03 | 85 yr 2 mo |
| Jul 2010 | 4 ROOM | S$385,000 | 1,141 sqft | S$337 | 01 TO 03 | 85 yr 6 mo |
| Jun 2010 | EXECUTIVE | S$561,000 | 1,539 sqft | S$364 | 07 TO 09 | 85 yr 7 mo |
| Sep 2009 | 5 ROOM | S$414,000 | 1,335 sqft | S$310 | 04 TO 06 | 86 yr 4 mo |
| Nov 2007 | 4 ROOM | S$307,000 | 1,141 sqft | S$269 | 07 TO 09 | 88 yr 2 mo |
| Feb 2007 | 4 ROOM | S$280,000 | 1,141 sqft | S$245 | 04 TO 06 | 88 yr 11 mo |
| Dec 2006 | 4 ROOM | S$290,000 | 1,141 sqft | S$254 | 07 TO 09 | 89 yr 1 mo |
| Nov 2006 | 5 ROOM | S$338,000 | 1,345 sqft | S$251 | 04 TO 06 | 89 yr 2 mo |
| Nov 2006 | 4 ROOM | S$265,000 | 1,141 sqft | S$232 | 01 TO 03 | 89 yr 2 mo |
| Oct 2006 | EXECUTIVE | S$394,000 | 1,539 sqft | S$256 | 07 TO 09 | 89 yr 3 mo |
| Sep 2006 | 4 ROOM | S$282,888 | 1,141 sqft | S$248 | 07 TO 09 | 89 yr 4 mo |
| Aug 2006 | 5 ROOM | S$342,000 | 1,335 sqft | S$256 | 04 TO 06 | 89 yr 5 mo |
| Apr 2006 | 4 ROOM | S$279,000 | 1,141 sqft | S$245 | 04 TO 06 | 89 yr 9 mo |
| Apr 2005 | EXECUTIVE | S$410,000 | 1,539 sqft | S$266 | 07 TO 09 | 90 yr 9 mo |
| Feb 2005 | 4 ROOM | S$270,000 | 1,141 sqft | S$237 | 01 TO 03 | 90 yr 11 mo |
| Nov 2004 | 4 ROOM | S$268,000 | 1,141 sqft | S$235 | 04 TO 06 | 91 yr 2 mo |
| Aug 2004 | EXECUTIVE | S$475,000 | 1,582 sqft | S$300 | 07 TO 09 | 91 yr 5 mo |
Showing the 40 most recent of 75 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 498B Tampines St 45
S$629
+3.8%2 sales5.3% yield
Blk 498D Tampines St 45
S$494
-28.9%1 sales5.1% yield
Blk 498A Tampines St 45
S$603
—2 sales
Blk 498G Tampines St 45
S$565
+3.6%2 sales5.2% yield
Blk 498M Tampines St 45
S$560
-0.1%4 sales5.8% yield
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 489B Tampines St 45
S$569
+10.0%1 sales6.4% 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.