Blk 499B Tampines Ave 9
TAMPINES AVE 9 · TAMPINES · Singapore 522499 · D18
Median PSF · 12m
S$761
Median price · 12m
S$460K
Latest sale
S$390K
Jun 2026
1-year change
-2.3%
Sales · 12m
2
40 all time
Gross yield
7.07%
3 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
- +53.9%
- Annualised
- +12.2%
- Transactions
- 22
- 1 year
- -2.3%
- 3 years p.a.
- +3.8%
- 5 years p.a.
- +8.3%
- Median size
- 495 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 499B Tampines Ave 9 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$761 | S$601 | +26.6% |
| Median price | S$460K | S$720K | -36.1% |
| Gross rental yield | 7.07% | 6.01% | +1.1 pts |
| 1-year price change | -2.3% | +0.7% | -3.0 pts |
This development trades about 27% 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$2,790
Contracts · 12m
3
Implied annual rent
S$33K
Gross yield
7.07%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$2,895 |
| 2 ROOM | 1 | S$2,400 |
Investment analysis
Investment score 44 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
44/100
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.
- Locationweight 15%79
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines East MRT at 330 m.
- Rental yieldweight 20%74
Gross yield against every other development in its segment.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%45
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%7
How its median price per square foot compares with its own district.
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 MRT330 m
- Pasir Ris East MRT1.0 km
- Tampines MRT1.5 km
Schools within 2 km
- Temasek Junior Collegemixed level (s1-jc2)180 m
- Dunman Secondary Schoolsecondary (s1-s5)200 m
- Ngee Ann Secondary Schoolsecondary (s1-s5)490 m
- East Spring Secondary Schoolsecondary (s1-s5)560 m
- Gongshang Primary Schoolprimary820 m
- Loyang View Secondary Schoolsecondary (s1-s5)860 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 2 ROOM | S$390,000 | 495 sqft | S$788 | 01 TO 03 | 86 yr 10 mo |
| Nov 2025 | 3 ROOM | S$530,000 | 721 sqft | S$735 | 01 TO 03 | 87 yr 5 mo |
| Jul 2025 | 2 ROOM | S$412,000 | 495 sqft | S$832 | 04 TO 06 | 87 yr 8 mo |
| Feb 2025 | 3 ROOM | S$562,000 | 721 sqft | S$779 | 10 TO 12 | 88 yr 2 mo |
| Feb 2025 | 2 ROOM | S$363,000 | 495 sqft | S$733 | 04 TO 06 | 88 yr 2 mo |
| Sep 2024 | 2 ROOM | S$350,000 | 495 sqft | S$707 | 01 TO 03 | 88 yr 7 mo |
| Aug 2024 | 2 ROOM | S$357,000 | 495 sqft | S$721 | 04 TO 06 | 88 yr 8 mo |
| Feb 2024 | 3 ROOM | S$518,000 | 721 sqft | S$718 | 07 TO 09 | 89 yr 1 mo |
| Nov 2023 | 3 ROOM | S$530,888 | 721 sqft | S$736 | 07 TO 09 | 89 yr 4 mo |
| Jul 2023 | 3 ROOM | S$538,888 | 721 sqft | S$747 | 10 TO 12 | 89 yr 8 mo |
| Apr 2023 | 3 ROOM | S$460,000 | 721 sqft | S$638 | 01 TO 03 | 89 yr 11 mo |
| Feb 2023 | 2 ROOM | S$345,000 | 495 sqft | S$697 | 07 TO 09 | 90 yr 1 mo |
| Feb 2023 | 2 ROOM | S$330,000 | 495 sqft | S$666 | 04 TO 06 | 90 yr 2 mo |
| Sep 2022 | 2 ROOM | S$335,000 | 495 sqft | S$677 | 04 TO 06 | 90 yr 7 mo |
| Aug 2022 | 2 ROOM | S$338,000 | 495 sqft | S$683 | 04 TO 06 | 90 yr 7 mo |
| Feb 2022 | 2 ROOM | S$302,000 | 495 sqft | S$610 | 07 TO 09 | 91 yr 2 mo |
| Dec 2021 | 3 ROOM | S$398,000 | 721 sqft | S$552 | 07 TO 09 | 91 yr 4 mo |
| Nov 2021 | 2 ROOM | S$295,000 | 495 sqft | S$596 | 04 TO 06 | 91 yr 5 mo |
| Oct 2021 | 2 ROOM | S$265,000 | 495 sqft | S$535 | 04 TO 06 | 91 yr 6 mo |
| Jul 2021 | 2 ROOM | S$290,000 | 495 sqft | S$586 | 04 TO 06 | 91 yr 9 mo |
| Jun 2021 | 3 ROOM | S$377,000 | 721 sqft | S$523 | 07 TO 09 | 91 yr 10 mo |
| Apr 2021 | 3 ROOM | S$361,000 | 721 sqft | S$501 | 07 TO 09 | 92 yrs |
| Jan 2021 | 2 ROOM | S$238,000 | 495 sqft | S$481 | 01 TO 03 | 92 yr 3 mo |
| Jul 2020 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 01 TO 03 | 92 yr 9 mo |
| Mar 2020 | 2 ROOM | S$250,000 | 495 sqft | S$505 | 04 TO 06 | 93 yrs |
| Oct 2019 | 2 ROOM | S$240,000 | 495 sqft | S$485 | 04 TO 06 | 93 yr 5 mo |
| Aug 2019 | 2 ROOM | S$245,000 | 495 sqft | S$495 | 07 TO 09 | 93 yr 7 mo |
| Jun 2019 | 3 ROOM | S$383,000 | 721 sqft | S$531 | 10 TO 12 | 93 yr 9 mo |
| May 2019 | 2 ROOM | S$245,000 | 495 sqft | S$495 | 01 TO 03 | 93 yr 11 mo |
| Apr 2019 | 3 ROOM | S$392,000 | 721 sqft | S$544 | 10 TO 12 | 94 yrs |
| Nov 2018 | 3 ROOM | S$380,000 | 721 sqft | S$527 | 07 TO 09 | 94 yr 5 mo |
| Oct 2018 | 3 ROOM | S$399,999 | 721 sqft | S$555 | 10 TO 12 | 94 yr 6 mo |
| Sep 2018 | 2 ROOM | S$260,000 | 495 sqft | S$525 | 01 TO 03 | 94 yr 6 mo |
| Aug 2018 | 3 ROOM | S$390,000 | 721 sqft | S$541 | 07 TO 09 | 94 yr 7 mo |
| Aug 2018 | 2 ROOM | S$270,000 | 495 sqft | S$545 | 01 TO 03 | 94 yr 7 mo |
| Jul 2018 | 2 ROOM | S$281,000 | 495 sqft | S$568 | 07 TO 09 | 94 yr 8 mo |
| May 2018 | 3 ROOM | S$375,000 | 721 sqft | S$520 | 01 TO 03 | 94 yr 11 mo |
| May 2018 | 2 ROOM | S$268,000 | 495 sqft | S$541 | 07 TO 09 | 94 yr 10 mo |
| Dec 2017 | 3 ROOM | S$385,000 | 721 sqft | S$534 | 10 TO 12 | 95 yr 3 mo |
| Dec 2017 | 2 ROOM | S$250,000 | 495 sqft | S$505 | 04 TO 06 | 95 yr 3 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 486B Tampines Ave 9
S$547
+0.3%1 sales6.3% yield
Blk 499A Tampines Ave 9
S$831
+6.7%4 sales7.1% yield
Blk 486C Tampines Ave 9
S$544
+0.3%2 sales5.5% yield
Blk 485A Tampines Ave 9
S$544
—3 sales
Blk 462 Tampines St 44
S$639
-3.3%3 sales7.4% yield
Blk 488A Tampines Ave 9
S$568
+1.9%3 sales6.0% yield
Blk 486A Tampines Ave 9
S$560
+4.4%3 sales4.1% yield
Blk 460 Tampines St 42
S$625
-4.5%2 sales7.0% 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.