Blk 946 Tampines Ave 4
TAMPINES AVE 4 · TAMPINES · Singapore 520946 · D18
Median PSF · 12m
S$585
Median price · 12m
S$655K
Latest sale
S$655K
Nov 2025
1-year change
-8.2%
Sales · 12m
1
65 all time
Gross yield
5.20%
4 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
- +25.5%
- Annualised
- +13.9%
- Transactions
- 8
- 1 year
- -8.2%
- 3 years p.a.
- +3.8%
- 5 years p.a.
- +4.7%
- Median size
- 1,119 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 946 Tampines Ave 4 | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$585 | S$601 | -2.7% |
| Median price | S$655K | S$720K | -9.0% |
| Gross rental yield | 5.20% | 6.01% | -0.8 pts |
| 1-year price change | -8.2% | +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
4
Implied annual rent
S$46K
Gross yield
5.20%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,650 |
| 5 ROOM | 2 | S$3,950 |
Investment analysis
Investment score 35 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
35/100
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%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines MRT at 530 m.
- Valuationweight 22%49
How its median price per square foot compares with its own district.
- Price momentumweight 18%46
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%17
Gross yield against every other development in its segment.
- 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
- Tampines MRT530 m
- Tampines West MRT690 m
- Tampines East MRT1.8 km
- Simei MRT1.8 km
Schools within 2 km
- St. Hilda'S Secondary Schoolsecondary (s1-s5)320 m
- St. Hilda'S Primary Schoolprimary400 m
- Junyuan Primary Schoolprimary400 m
- Tampines Primary Schoolprimary480 m
- Tampines Secondary Schoolsecondary (s1-s5)530 m
- Junyuan Secondary Schoolsecondary (s1-s5)720 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 |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | S$655,000 | 1,119 sqft | S$585 | 04 TO 06 | 61 yr 10 mo |
| Aug 2025 | 4 ROOM | S$735,000 | 1,119 sqft | S$657 | 07 TO 09 | 62 yrs |
| Aug 2025 | 4 ROOM | S$692,000 | 1,119 sqft | S$618 | 10 TO 12 | 62 yrs |
| Sep 2023 | 4 ROOM | S$585,000 | 1,119 sqft | S$523 | 04 TO 06 | 63 yr 11 mo |
| Dec 2021 | 4 ROOM | S$530,000 | 1,119 sqft | S$473 | 04 TO 06 | 65 yr 9 mo |
| Aug 2021 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 10 TO 12 | 66 yrs |
| Mar 2021 | 4 ROOM | S$505,000 | 1,119 sqft | S$451 | 01 TO 03 | 66 yr 5 mo |
| Dec 2020 | 5 ROOM | S$612,000 | 1,313 sqft | S$466 | 13 TO 15 | 66 yr 8 mo |
| Jun 2020 | 4 ROOM | S$440,000 | 1,119 sqft | S$393 | 01 TO 03 | 67 yr 2 mo |
| Dec 2019 | 5 ROOM | S$585,000 | 1,313 sqft | S$445 | 07 TO 09 | 67 yr 8 mo |
| Jul 2018 | 4 ROOM | S$435,000 | 1,119 sqft | S$389 | 01 TO 03 | 69 yr 3 mo |
| Jan 2015 | 4 ROOM | S$528,000 | 1,119 sqft | S$472 | 04 TO 06 | 72 yrs |
| Apr 2014 | 4 ROOM | S$500,000 | 1,119 sqft | S$447 | 10 TO 12 | 72 yr 9 mo |
| Jul 2013 | 4 ROOM | S$495,000 | 1,119 sqft | S$442 | 07 TO 09 | 73 yr 6 mo |
| Oct 2012 | 5 ROOM | S$545,000 | 1,313 sqft | S$415 | 04 TO 06 | 74 yr 3 mo |
| Oct 2009 | 4 ROOM | S$384,000 | 1,119 sqft | S$343 | 10 TO 12 | 77 yr 3 mo |
| Aug 2008 | 5 ROOM | S$403,000 | 1,313 sqft | S$307 | 13 TO 15 | 78 yr 5 mo |
| Oct 2007 | 5 ROOM | S$380,000 | 1,313 sqft | S$289 | 04 TO 06 | 79 yr 3 mo |
| Sep 2007 | 5 ROOM | S$395,000 | 1,313 sqft | S$301 | 10 TO 12 | 79 yr 4 mo |
| May 2007 | 4 ROOM | S$285,800 | 1,119 sqft | S$255 | 07 TO 09 | 79 yr 8 mo |
| Sep 2006 | 4 ROOM | S$248,000 | 1,119 sqft | S$222 | 01 TO 03 | 80 yr 4 mo |
| Jun 2005 | 5 ROOM | S$285,000 | 1,313 sqft | S$217 | 01 TO 03 | 81 yr 7 mo |
| Nov 2004 | 5 ROOM | S$320,000 | 1,313 sqft | S$244 | 07 TO 09 | 82 yr 2 mo |
| Oct 2004 | 5 ROOM | S$344,000 | 1,313 sqft | S$262 | 10 TO 12 | 82 yr 3 mo |
| Nov 2003 | 5 ROOM | S$355,000 | 1,313 sqft | S$270 | 07 TO 09 | 83 yr 2 mo |
| Mar 2003 | 5 ROOM | S$308,000 | 1,313 sqft | S$235 | 01 TO 03 | 83 yr 10 mo |
| Jan 2003 | 4 ROOM | S$255,000 | 1,119 sqft | S$228 | 07 TO 09 | 84 yrs |
| Aug 2002 | 4 ROOM | S$275,000 | 1,119 sqft | S$246 | 10 TO 12 | 84 yr 5 mo |
| Aug 2002 | 4 ROOM | S$262,000 | 1,119 sqft | S$234 | 10 TO 12 | 84 yr 5 mo |
| May 2002 | 4 ROOM | S$265,000 | 1,119 sqft | S$237 | 10 TO 12 | 84 yr 8 mo |
| Mar 2002 | 5 ROOM | S$350,000 | 1,313 sqft | S$267 | 13 TO 15 | 84 yr 10 mo |
| Mar 2002 | 4 ROOM | S$252,000 | 1,119 sqft | S$225 | 04 TO 06 | 84 yr 10 mo |
| Feb 2002 | 5 ROOM | S$355,000 | 1,313 sqft | S$270 | 10 TO 12 | 84 yr 11 mo |
| May 2001 | 4 ROOM | S$283,000 | 1,119 sqft | S$253 | 04 TO 06 | 85 yr 8 mo |
| Mar 2001 | 5 ROOM | S$390,000 | 1,313 sqft | S$297 | 07 TO 09 | 85 yr 10 mo |
| Mar 2001 | 5 ROOM | S$340,000 | 1,313 sqft | S$259 | 04 TO 06 | 85 yr 10 mo |
| Mar 2001 | 4 ROOM | S$301,888 | 1,119 sqft | S$270 | 07 TO 09 | 85 yr 10 mo |
| Feb 2001 | 4 ROOM | S$320,000 | 1,119 sqft | S$286 | 07 TO 09 | 85 yr 11 mo |
| Dec 2000 | 5 ROOM | S$404,500 | 1,313 sqft | S$308 | 10 TO 12 | 86 yr 1 mo |
| Aug 2000 | 4 ROOM | S$312,000 | 1,119 sqft | S$279 | 07 TO 09 | 86 yr 5 mo |
Showing the 40 most recent of 65 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 945 Tampines Ave 4
S$609
+1.0%3 sales6.4% yield
Blk 903 Tampines Ave 4
S$531
-4.9%1 sales3.9% yield
Blk 902 Tampines Ave 4
S$601
+5.6%1 sales6.5% yield
Blk 907 Tampines Ave 4
S$608
-4.0%4 sales6.9% yield
Blk 944 Tampines Ave 5
S$725
-4.1%1 sales4.4% yield
Blk 909 Tampines Ave 4
S$577
-3.9%3 sales6.8% yield
Blk 856D Tampines St 82
S$744
+3.9%1 sales4.1% yield
Blk 908 Tampines Ave 4
S$573
—1 sales
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.