Blk 498M Tampines St 45
TAMPINES ST 45 · TAMPINES · Singapore 529498 · D18
Median PSF · 12m
S$558
Median price · 12m
S$675K
Latest sale
S$980K
Oct 2026
1-year change
-7.7%
Sales · 12m
10
94 all time
Gross yield
5.56%
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
- +50.7%
- Annualised
- +20.0%
- Transactions
- 25
- 1 year
- -7.7%
- 3 years p.a.
- +3.5%
- 5 years p.a.
- +5.5%
- 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 498M Tampines St 45 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$558 | S$601 | -7.1% |
| Median price | S$675K | S$720K | -6.3% |
| Gross rental yield | 5.56% | 5.99% | -0.4 pts |
| 1-year price change | -7.7% | +0.4% | -8.1 pts |
This development trades about 7% 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$3,225
Contracts · 12m
2
Implied annual rent
S$39K
Gross yield
5.56%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,225 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
46/100
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.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%63
How its median price per square foot compares with its own district.
- Price momentumweight 18%42
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 650 m.
- Rental yieldweight 20%26
Gross yield against every other development in its segment.
- 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
- Pasir Ris East MRT650 m
- Tampines East MRT700 m
- Pasir Ris MRT1.5 km
Schools within 2 km
- Dunman Secondary Schoolsecondary (s1-s5)220 m
- Loyang View Secondary Schoolsecondary (s1-s5)530 m
- White Sands Primary Schoolprimary540 m
- Temasek Junior Collegemixed level (s1-jc2)540 m
- East Spring Secondary Schoolsecondary (s1-s5)710 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)830 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- TENETTQS Development Pte Ltd618 units1.9 km
- THE SHOREFRONT165@Loyang Pte Ltd23 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | EXECUTIVE | S$980,000 | 1,539 sqft | S$637 | 07 TO 09 | 69 yr 10 mo |
| Oct 2026 | EXECUTIVE | S$980,000 | 1,539 sqft | S$637 | 07 TO 09 | 69 yr 10 mo |
| Mar 2026 | 4 ROOM | S$635,000 | 1,141 sqft | S$557 | 01 TO 03 | 70 yr 5 mo |
| Mar 2026 | 4 ROOM | S$635,000 | 1,141 sqft | S$557 | 01 TO 03 | 70 yr 5 mo |
| Feb 2026 | 4 ROOM | S$640,000 | 1,141 sqft | S$561 | 04 TO 06 | 70 yr 5 mo |
| Feb 2026 | 4 ROOM | S$640,000 | 1,141 sqft | S$561 | 04 TO 06 | 70 yr 5 mo |
| Jan 2026 | 5 ROOM | S$745,000 | 1,335 sqft | S$558 | 04 TO 06 | 70 yr 7 mo |
| Jan 2026 | 5 ROOM | S$745,000 | 1,335 sqft | S$558 | 04 TO 06 | 70 yr 7 mo |
| Jan 2026 | 4 ROOM | S$675,000 | 1,141 sqft | S$592 | 04 TO 06 | 70 yr 6 mo |
| Jan 2026 | 4 ROOM | S$675,000 | 1,141 sqft | S$592 | 04 TO 06 | 70 yr 6 mo |
| Apr 2025 | EXECUTIVE | S$1,000,000 | 1,539 sqft | S$650 | 10 TO 12 | 71 yr 4 mo |
| Apr 2025 | EXECUTIVE | S$1,000,000 | 1,539 sqft | S$650 | 10 TO 12 | 71 yr 4 mo |
| Jan 2025 | 4 ROOM | S$638,888 | 1,141 sqft | S$560 | 07 TO 09 | 71 yr 7 mo |
| Jan 2025 | 4 ROOM | S$638,888 | 1,141 sqft | S$560 | 07 TO 09 | 71 yr 7 mo |
| Oct 2024 | 5 ROOM | S$711,500 | 1,335 sqft | S$533 | 01 TO 03 | 71 yr 10 mo |
| Oct 2024 | 5 ROOM | S$711,500 | 1,335 sqft | S$533 | 01 TO 03 | 71 yr 10 mo |
| Mar 2024 | 4 ROOM | S$580,000 | 1,141 sqft | S$508 | 01 TO 03 | 72 yr 5 mo |
| Mar 2024 | 4 ROOM | S$580,000 | 1,141 sqft | S$508 | 01 TO 03 | 72 yr 5 mo |
| Feb 2024 | 5 ROOM | S$700,000 | 1,345 sqft | S$520 | 04 TO 06 | 72 yr 6 mo |
| Feb 2024 | 5 ROOM | S$700,000 | 1,345 sqft | S$520 | 04 TO 06 | 72 yr 6 mo |
| May 2023 | 4 ROOM | S$575,000 | 1,141 sqft | S$504 | 01 TO 03 | 73 yr 3 mo |
| May 2023 | 4 ROOM | S$575,000 | 1,141 sqft | S$504 | 01 TO 03 | 73 yr 3 mo |
| Jun 2022 | 4 ROOM | S$535,000 | 1,141 sqft | S$469 | 07 TO 09 | 74 yr 2 mo |
| Jun 2022 | 4 ROOM | S$535,000 | 1,141 sqft | S$469 | 07 TO 09 | 74 yr 2 mo |
| Oct 2021 | 4 ROOM | S$482,000 | 1,141 sqft | S$422 | 04 TO 06 | 74 yr 10 mo |
| Aug 2021 | 5 ROOM | S$580,000 | 1,345 sqft | S$431 | 04 TO 06 | 75 yrs |
| Sep 2019 | EXECUTIVE | S$620,000 | 1,582 sqft | S$392 | 07 TO 09 | 76 yr 10 mo |
| Sep 2019 | EXECUTIVE | S$618,000 | 1,582 sqft | S$391 | 07 TO 09 | 76 yr 10 mo |
| May 2019 | 4 ROOM | S$425,000 | 1,141 sqft | S$372 | 01 TO 03 | 77 yr 2 mo |
| Feb 2019 | 5 ROOM | S$525,000 | 1,335 sqft | S$393 | 04 TO 06 | 77 yr 5 mo |
| Nov 2018 | 5 ROOM | S$505,000 | 1,345 sqft | S$375 | 01 TO 03 | 77 yr 8 mo |
| Oct 2018 | 4 ROOM | S$423,000 | 1,141 sqft | S$371 | 01 TO 03 | 77 yr 10 mo |
| Aug 2018 | 5 ROOM | S$488,000 | 1,335 sqft | S$366 | 01 TO 03 | 77 yr 11 mo |
| Nov 2015 | 5 ROOM | S$518,000 | 1,345 sqft | S$385 | 04 TO 06 | 80 yrs |
| Oct 2014 | 4 ROOM | S$440,000 | 1,141 sqft | S$386 | 07 TO 09 | 81 yr 3 mo |
| Apr 2014 | 5 ROOM | S$560,000 | 1,335 sqft | S$420 | 07 TO 09 | 81 yr 9 mo |
| Jan 2014 | 5 ROOM | S$490,000 | 1,345 sqft | S$364 | 01 TO 03 | 82 yrs |
| Aug 2013 | 4 ROOM | S$512,500 | 1,141 sqft | S$449 | 07 TO 09 | 82 yr 5 mo |
| Aug 2012 | 4 ROOM | S$495,000 | 1,141 sqft | S$434 | 04 TO 06 | 83 yr 5 mo |
| Dec 2011 | EXECUTIVE | S$660,000 | 1,582 sqft | S$417 | 07 TO 09 | 84 yr 1 mo |
Showing the 40 most recent of 94 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 498A Tampines St 45
S$603
—4 sales
Blk 498G Tampines St 45
S$565
+2.4%4 sales
Blk 489B Tampines St 45
S$586
+9.9%2 sales6.4% yield
Blk 489A Tampines St 45
S$518
-6.5%2 sales6.5% yield
Blk 498H Tampines St 45
S$640
+10.4%4 sales4.2% yield
Blk 489C Tampines St 45
S$574
+0.3%2 sales5.5% yield
Blk 498B Tampines St 45
S$629
+3.8%4 sales5.3% yield
Blk 498E Tampines St 45
S$682
+25.6%2 sales4.4% 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.