Blk 494B Tampines Ave 9
Completed 1992 · 13 storeys · 72 flats · 68 years 10 months remaining · 18 resale transactions on record · median household income in Tampines: $9,500/mo
13 storeys · completed 1992
What the record shows
A 5-room here sold for $650,000 in Oct 2023. The same flat type in this block averaged $514,833 in 2020 — a gain of $135,167 — about $62 a day while the owner slept.
In this block, 5-room flats from floor 9 up have sold for a median of $625,444 — $57,444 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2032 — the line where CPF usage rules begin tightening for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,221 sales).
A 5-room on Tampines Ave 9 has already fetched $948,000 — 95% of the way to a million-dollar flat.
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $3,900/mo | $3,200–$4,000 | $3,650/mo | — | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Oct 2023 | 5 ROOM | 01 to 03 | 124 | $650,000 | $487 | 68y 10m |
| Apr 2023 | 5 ROOM | 10 to 12 | 124 | $718,000 | $538 | 69y 04m |
| Dec 2022 | 5 ROOM | 10 to 12 | 124 | $635,000 | $476 | 69y 08m |
| Sept 2022 | 5 ROOM | 10 to 12 | 124 | $615,888 | $461 | 69y 10m |
| May 2022 | 5 ROOM | 04 to 06 | 124 | $568,000 | $426 | 70y 03m |
| Aug 2021 | 5 ROOM | 04 to 06 | 120 | $538,000 | $417 | 71y |
| Aug 2021 | 5 ROOM | 10 to 12 | 120 | $550,000 | $426 | 71y |
| Jun 2021 | 5 ROOM | 07 to 09 | 128 | $520,000 | $377 | 71y 02m |
| Jun 2021 | 5 ROOM | 01 to 03 | 124 | $520,000 | $390 | 71y 02m |
| Mar 2021 | 5 ROOM | 07 to 09 | 120 | $500,000 | $387 | 71y 05m |
| Jan 2021 | 5 ROOM | 01 to 03 | 124 | $480,000 | $360 | 71y 06m |
| Dec 2020 | 5 ROOM | 13 to 15 | 124 | $520,000 | $390 | 71y 08m |
| Aug 2020 | 5 ROOM | 04 to 06 | 123 | $520,000 | $393 | 71y 11m |
| Aug 2020 | 5 ROOM | 07 to 09 | 124 | $490,000 | $367 | 71y 11m |
| Aug 2020 | 5 ROOM | 04 to 06 | 120 | $488,000 | $378 | 71y 11m |
| Jul 2020 | 5 ROOM | 07 to 09 | 124 | $484,000 | $363 | 72y |
| Jun 2017 | 5 ROOM | 07 to 09 | 120 | $460,000 | $356 | 75y 01m |
| Feb 2017 | 5 ROOM | 10 to 12 | 124 | $488,000 | $366 | 75y 05m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Condos nearby
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