Blk 498J Tampines St 45
TAMPINES ST 45 · TAMPINES · Singapore 527498 · D18
Median PSF · 12m
S$607
Median price · 12m
S$815K
Latest sale
S$680K
Aug 2026
1-year change
+9.6%
Sales · 12m
2
81 all time
Gross yield
6.12%
1 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
- +46.2%
- Annualised
- +16.4%
- Transactions
- 11
- 1 year
- +9.6%
- 3 years p.a.
- +5.1%
- 5 years p.a.
- +8.5%
- Median size
- 1,340 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 498J Tampines St 45 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$607 | S$601 | +0.9% |
| Median price | S$815K | S$720K | +13.2% |
| Gross rental yield | 6.12% | 6.01% | +0.1 pts |
| 1-year price change | +9.6% | +0.7% | +8.9 pts |
This development trades broadly in line with the D18 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,800
Contracts · 12m
1
Implied annual rent
S$46K
Gross yield
6.12%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$3,800 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
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%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pasir Ris East MRT at 580 m.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%45
Gross yield against every other development in its segment.
- Valuationweight 22%39
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.
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 MRT580 m
- Tampines East MRT810 m
- Pasir Ris MRT1.4 km
- Pasir Ris Interchange MRT1.4 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)300 m
- Loyang View Secondary Schoolsecondary (s1-s5)370 m
- White Sands Primary Schoolprimary520 m
- Temasek Junior Collegemixed level (s1-jc2)670 m
- East Spring Secondary Schoolsecondary (s1-s5)880 m
- Tampines North Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.8 km
- THE SHOREFRONT165@Loyang Pte Ltd23 units1.8 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$680,000 | 1,141 sqft | S$596 | 07 TO 09 | 69 yr 9 mo |
| Feb 2026 | EXECUTIVE | S$950,000 | 1,539 sqft | S$617 | 07 TO 09 | 70 yr 3 mo |
| Aug 2025 | EXECUTIVE | S$1,208,000 | 1,582 sqft | S$763 | 07 TO 09 | 70 yr 8 mo |
| Aug 2025 | 5 ROOM | S$745,000 | 1,345 sqft | S$554 | 04 TO 06 | 70 yr 8 mo |
| Jan 2025 | 4 ROOM | S$605,000 | 1,141 sqft | S$530 | 01 TO 03 | 71 yr 4 mo |
| Aug 2024 | 5 ROOM | S$749,000 | 1,335 sqft | S$561 | 07 TO 09 | 71 yr 8 mo |
| May 2023 | 4 ROOM | S$600,000 | 1,141 sqft | S$526 | 01 TO 03 | 73 yrs |
| Dec 2022 | EXECUTIVE | S$800,000 | 1,539 sqft | S$520 | 10 TO 12 | 73 yr 5 mo |
| Apr 2022 | 4 ROOM | S$495,000 | 1,141 sqft | S$434 | 01 TO 03 | 74 yrs |
| Feb 2022 | EXECUTIVE | S$912,000 | 1,582 sqft | S$576 | 07 TO 09 | 74 yr 3 mo |
| Jul 2021 | 4 ROOM | S$465,000 | 1,141 sqft | S$408 | 04 TO 06 | 74 yr 11 mo |
| Mar 2021 | 4 ROOM | S$460,000 | 1,141 sqft | S$403 | 07 TO 09 | 75 yr 2 mo |
| Mar 2021 | 4 ROOM | S$435,000 | 1,141 sqft | S$381 | 01 TO 03 | 75 yr 2 mo |
| Nov 2019 | EXECUTIVE | S$655,000 | 1,582 sqft | S$414 | 07 TO 09 | 76 yr 5 mo |
| Apr 2019 | 5 ROOM | S$525,000 | 1,345 sqft | S$390 | 04 TO 06 | 77 yrs |
| Aug 2017 | 4 ROOM | S$418,000 | 1,141 sqft | S$366 | 01 TO 03 | 78 yr 8 mo |
| May 2017 | 4 ROOM | S$450,000 | 1,141 sqft | S$394 | 04 TO 06 | 78 yr 11 mo |
| Aug 2016 | 4 ROOM | S$440,000 | 1,141 sqft | S$386 | 07 TO 09 | 79 yrs |
| Aug 2016 | 4 ROOM | S$432,000 | 1,141 sqft | S$379 | 07 TO 09 | 79 yrs |
| Mar 2016 | 5 ROOM | S$520,000 | 1,345 sqft | S$386 | 01 TO 03 | 80 yrs |
| Mar 2016 | 4 ROOM | S$439,000 | 1,141 sqft | S$385 | 07 TO 09 | 80 yrs |
| Oct 2015 | 4 ROOM | S$427,000 | 1,141 sqft | S$374 | 04 TO 06 | 80 yrs |
| Oct 2015 | 4 ROOM | S$395,000 | 1,141 sqft | S$346 | 01 TO 03 | 80 yrs |
| Apr 2015 | 5 ROOM | S$545,000 | 1,335 sqft | S$408 | 07 TO 09 | 81 yrs |
| Feb 2015 | 5 ROOM | S$580,000 | 1,345 sqft | S$431 | 04 TO 06 | 81 yrs |
| Feb 2015 | 4 ROOM | S$495,000 | 1,141 sqft | S$434 | 04 TO 06 | 81 yrs |
| Mar 2014 | 4 ROOM | S$485,000 | 1,141 sqft | S$425 | 01 TO 03 | 81 yr 10 mo |
| Apr 2013 | 4 ROOM | S$515,000 | 1,141 sqft | S$451 | 04 TO 06 | 82 yr 9 mo |
| Sep 2011 | 5 ROOM | S$570,000 | 1,335 sqft | S$427 | 07 TO 09 | 84 yr 4 mo |
| Sep 2011 | 5 ROOM | S$530,000 | 1,335 sqft | S$397 | 07 TO 09 | 84 yr 4 mo |
| Mar 2011 | EXECUTIVE | S$568,000 | 1,539 sqft | S$369 | 07 TO 09 | 84 yr 10 mo |
| Sep 2010 | 5 ROOM | S$434,000 | 1,335 sqft | S$325 | 01 TO 03 | 85 yr 4 mo |
| Sep 2010 | 4 ROOM | S$407,000 | 1,141 sqft | S$357 | 01 TO 03 | 85 yr 4 mo |
| Aug 2010 | 5 ROOM | S$480,000 | 1,335 sqft | S$360 | 07 TO 09 | 85 yr 5 mo |
| Jul 2010 | 4 ROOM | S$418,000 | 1,141 sqft | S$366 | 01 TO 03 | 85 yr 6 mo |
| Oct 2009 | 4 ROOM | S$369,000 | 1,141 sqft | S$323 | 07 TO 09 | 86 yr 3 mo |
| Apr 2009 | EXECUTIVE | S$535,000 | 1,582 sqft | S$338 | 07 TO 09 | 86 yr 9 mo |
| Aug 2008 | 4 ROOM | S$345,000 | 1,141 sqft | S$302 | 01 TO 03 | 87 yr 5 mo |
| Dec 2007 | 4 ROOM | S$328,000 | 1,141 sqft | S$287 | 04 TO 06 | 88 yr 1 mo |
| Nov 2007 | 4 ROOM | S$285,000 | 1,141 sqft | S$250 | 01 TO 03 | 88 yr 2 mo |
Showing the 40 most recent of 81 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 498H Tampines St 45
S$640
+10.4%2 sales4.2% 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
Blk 494G Tampines St 45
S$783
+12.4%5 sales6.3% yield
Blk 489C Tampines St 45
S$574
+0.3%1 sales5.5% 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 491E Tampines St 45
S$586
+7.7%1 sales4.5% 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.