Blk 491B Tampines Ave 9
Completed 1992 · 13 storeys · 62 flats · 66 years 09 months remaining · 11 resale transactions on record · median household income in Tampines: $9,500/mo
13 storeys · completed 1992
What the record shows
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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,175/mo | $3,150–$3,200 | $3,400/mo | — | 2 |
| 5-ROOM | $3,600/mo | $3,600–$3,600 | $3,650/mo | — | 1 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 11
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 5 ROOM | 07 to 09 | 124 | $745,000 | $558 | 66y 09m |
| Jun 2025 | 4 ROOM | 07 to 09 | 103 | $660,000 | $595 | 67y 02m |
| Jan 2024 | 5 ROOM | 10 to 12 | 124 | $676,000 | $506 | 68y 07m |
| Jan 2023 | 4 ROOM | 01 to 03 | 110 | $560,000 | $473 | 69y 08m |
| Dec 2022 | 5 ROOM | 10 to 12 | 123 | $655,888 | $495 | 69y 08m |
| Jun 2021 | 5 ROOM | 07 to 09 | 122 | $550,000 | $419 | 71y 02m |
| Jun 2020 | 4 ROOM | 10 to 12 | 104 | $398,000 | $356 | 72y 03m |
| Oct 2017 | 5 ROOM | 10 to 12 | 124 | $495,000 | $371 | 74y 10m |
| Jun 2017 | 4 ROOM | 07 to 09 | 103 | $425,000 | $383 | 75y 01m |
| Apr 2017 | 4 ROOM | 01 to 03 | 110 | $419,000 | $354 | 75y 03m |
| Jan 2017 | 5 ROOM | 10 to 12 | 122 | $505,000 | $385 | 75y 06m |
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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