Blk 498H Tampines St 45
TAMPINES ST 45 · TAMPINES · Singapore 526498 · D18
Median PSF · 12m
S$640
Median price · 12m
S$889K
Latest sale
S$640K
Jul 2026
1-year change
+10.4%
Sales · 12m
2
82 all time
Gross yield
4.24%
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
- +18.8%
- Annualised
- +9.0%
- Transactions
- 9
- 1 year
- +10.4%
- 3 years p.a.
- +9.9%
- 5 years p.a.
- +10.7%
- 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 498H Tampines St 45 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$640 | S$601 | +6.5% |
| Median price | S$889K | S$720K | +23.5% |
| Gross rental yield | 4.24% | 6.01% | -1.8 pts |
| 1-year price change | +10.4% | +0.7% | +9.7 pts |
This development trades about 6% 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$3,000
Contracts · 12m
2
Implied annual rent
S$36K
Gross yield
4.24%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,000 |
Investment analysis
Investment score 39 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
39/100
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%98
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%45
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris East MRT at 560 m.
- Valuationweight 22%27
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%3
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 MRT560 m
- Tampines East MRT800 m
- Pasir Ris MRT1.4 km
- Pasir Ris Interchange MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)290 m
- Loyang View Secondary Schoolsecondary (s1-s5)410 m
- White Sands Primary Schoolprimary480 m
- Temasek Junior Collegemixed level (s1-jc2)650 m
- East Spring Secondary Schoolsecondary (s1-s5)830 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)950 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- THE SHOREFRONT165@Loyang Pte Ltd23 units1.8 km
- TENETTQS Development Pte Ltd618 units1.9 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$640,000 | 1,141 sqft | S$561 | 07 TO 09 | 69 yr 10 mo |
| Apr 2026 | EXECUTIVE | S$1,138,888 | 1,582 sqft | S$720 | 07 TO 09 | 70 yrs |
| Mar 2025 | EXECUTIVE | S$920,888 | 1,539 sqft | S$598 | 10 TO 12 | 71 yr 2 mo |
| Feb 2025 | 5 ROOM | S$750,000 | 1,335 sqft | S$562 | 04 TO 06 | 71 yr 3 mo |
| Jan 2024 | 4 ROOM | S$615,000 | 1,141 sqft | S$539 | 04 TO 06 | 72 yr 4 mo |
| May 2023 | 4 ROOM | S$550,000 | 1,141 sqft | S$482 | 01 TO 03 | 73 yrs |
| Jul 2022 | 4 ROOM | S$540,000 | 1,141 sqft | S$473 | 04 TO 06 | 73 yr 10 mo |
| Mar 2022 | 5 ROOM | S$568,000 | 1,345 sqft | S$422 | 01 TO 03 | 74 yr 2 mo |
| Nov 2021 | 5 ROOM | S$630,000 | 1,335 sqft | S$472 | 10 TO 12 | 74 yr 6 mo |
| Dec 2020 | 4 ROOM | S$440,000 | 1,141 sqft | S$386 | 07 TO 09 | 75 yr 5 mo |
| Aug 2020 | EXECUTIVE | S$808,000 | 1,582 sqft | S$511 | 07 TO 09 | 75 yr 8 mo |
| Jun 2020 | 5 ROOM | S$500,000 | 1,345 sqft | S$372 | 04 TO 06 | 76 yrs |
| Apr 2020 | EXECUTIVE | S$628,000 | 1,539 sqft | S$408 | 10 TO 12 | 76 yr 1 mo |
| Jul 2018 | 5 ROOM | S$485,000 | 1,345 sqft | S$360 | 04 TO 06 | 77 yr 9 mo |
| Aug 2017 | 5 ROOM | S$500,000 | 1,335 sqft | S$375 | 10 TO 12 | 78 yr 8 mo |
| Sep 2016 | 4 ROOM | S$440,000 | 1,141 sqft | S$386 | 07 TO 09 | 79 yrs |
| Jun 2016 | 4 ROOM | S$410,000 | 1,141 sqft | S$359 | 01 TO 03 | 79 yrs |
| Apr 2016 | 4 ROOM | S$430,000 | 1,141 sqft | S$377 | 04 TO 06 | 80 yrs |
| Mar 2016 | 4 ROOM | S$400,000 | 1,141 sqft | S$351 | 01 TO 03 | 80 yrs |
| Feb 2016 | 4 ROOM | S$423,888 | 1,141 sqft | S$372 | 04 TO 06 | 80 yrs |
| May 2014 | 5 ROOM | S$530,000 | 1,335 sqft | S$397 | 07 TO 09 | 81 yr 8 mo |
| Jun 2013 | 5 ROOM | S$575,000 | 1,345 sqft | S$427 | 01 TO 03 | 82 yr 7 mo |
| Apr 2013 | 5 ROOM | S$595,000 | 1,335 sqft | S$446 | 10 TO 12 | 82 yr 9 mo |
| Oct 2012 | EXECUTIVE | S$750,000 | 1,582 sqft | S$474 | 07 TO 09 | 83 yr 3 mo |
| Oct 2012 | 4 ROOM | S$500,000 | 1,141 sqft | S$438 | 01 TO 03 | 83 yr 3 mo |
| Jul 2012 | 5 ROOM | S$535,000 | 1,335 sqft | S$401 | 01 TO 03 | 83 yr 6 mo |
| Apr 2012 | 4 ROOM | S$465,000 | 1,141 sqft | S$408 | 01 TO 05 | 83 yr 9 mo |
| Feb 2012 | 5 ROOM | S$495,000 | 1,345 sqft | S$368 | 04 TO 06 | 83 yr 11 mo |
| May 2011 | 5 ROOM | S$488,000 | 1,345 sqft | S$363 | 01 TO 03 | 84 yr 8 mo |
| Sep 2010 | 5 ROOM | S$473,000 | 1,335 sqft | S$354 | 01 TO 03 | 85 yr 4 mo |
| Sep 2010 | 4 ROOM | S$430,000 | 1,141 sqft | S$377 | 01 TO 03 | 85 yr 4 mo |
| Aug 2010 | 5 ROOM | S$471,800 | 1,335 sqft | S$353 | 07 TO 09 | 85 yr 5 mo |
| Jun 2010 | 5 ROOM | S$465,000 | 1,345 sqft | S$346 | 04 TO 06 | 85 yr 7 mo |
| May 2010 | 5 ROOM | S$435,000 | 1,335 sqft | S$326 | 10 TO 12 | 85 yr 8 mo |
| May 2010 | 4 ROOM | S$384,000 | 1,141 sqft | S$337 | 01 TO 03 | 85 yr 8 mo |
| Aug 2008 | EXECUTIVE | S$480,000 | 1,539 sqft | S$312 | 07 TO 09 | 87 yr 5 mo |
| Aug 2008 | 5 ROOM | S$437,000 | 1,345 sqft | S$325 | 01 TO 03 | 87 yr 5 mo |
| Dec 2007 | 4 ROOM | S$312,500 | 1,141 sqft | S$274 | 04 TO 06 | 88 yr 1 mo |
| Sep 2007 | 4 ROOM | S$311,388 | 1,141 sqft | S$273 | 07 TO 09 | 88 yr 4 mo |
| Jul 2007 | EXECUTIVE | S$435,000 | 1,539 sqft | S$283 | 07 TO 09 | 88 yr 6 mo |
Showing the 40 most recent of 82 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 498J Tampines St 45
S$607
+9.6%2 sales6.1% yield
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 142 Pasir Ris St 11
S$550
+2.9%2 sales6.9% yield
Blk 498A Tampines St 45
S$603
—2 sales
Blk 489C Tampines St 45
S$574
+0.3%1 sales5.5% yield
Blk 490B Tampines St 45
S$537
+7.1%2 sales6.2% yield
Blk 135 Pasir Ris St 11
S$525
-1.3%2 sales4.7% 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.