Blk 445 Tampines St 42
Completed 1984 · 11 storeys · 95 flats · 58 years 08 months remaining · 24 resale transactions on record · median household income in Tampines: $9,500/mo
11 storeys · completed 1984 · shops below
What the record shows
A 3-room here sold for $400,000 in Jul 2026. The same flat type in this block averaged $322,000 in 2020 - a gain of $78,000 - about $36 a day while the owner slept.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 sales).
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 |
|---|---|---|---|---|---|
| 3-ROOM | $3,000/mo | $1,750–$3,000 | $2,850/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 15 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 24
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 04 to 06 | 64 | $400,000 | $581 | 58y 08m |
| Jun 2026 | 3 ROOM | 01 to 03 | 64 | $415,000 | $602 | 58y 09m |
| Jul 2025 | 3 ROOM | 07 to 09 | 64 | $463,000 | $672 | 59y 09m |
| Mar 2025 | 3 ROOM | 04 to 06 | 64 | $440,000 | $639 | 60y 01m |
| Jul 2024 | 4 ROOM | 04 to 06 | 89 | $535,088 | $559 | 60y 09m |
| Aug 2023 | 3 ROOM | 01 to 03 | 64 | $420,000 | $610 | 61y 08m |
| Aug 2023 | 4 ROOM | 07 to 09 | 89 | $530,000 | $553 | 61y 07m |
| Jul 2023 | 3 ROOM | 01 to 03 | 64 | $406,000 | $589 | 61y 09m |
| Jun 2023 | 4 ROOM | 07 to 09 | 89 | $516,000 | $539 | 61y 10m |
| Feb 2023 | 4 ROOM | 04 to 06 | 84 | $465,500 | $515 | 62y 02m |
| Jan 2023 | 4 ROOM | 07 to 09 | 89 | $518,000 | $541 | 62y 05m |
| May 2022 | 4 ROOM | 04 to 06 | 89 | $485,000 | $506 | 62y 10m |
| Sept 2021 | 3 ROOM | 07 to 09 | 64 | $325,000 | $472 | 63y 07m |
| Aug 2021 | 4 ROOM | 10 to 12 | 89 | $435,000 | $454 | 63y 08m |
| Aug 2021 | 3 ROOM | 01 to 03 | 64 | $325,000 | $472 | 63y 08m |
| May 2021 | 4 ROOM | 07 to 09 | 89 | $420,000 | $438 | 63y 11m |
| Apr 2021 | 3 ROOM | 10 to 12 | 64 | $328,000 | $476 | 64y |
| Mar 2021 | 4 ROOM | 01 to 03 | 84 | $390,000 | $431 | 64y |
| Dec 2020 | 3 ROOM | 04 to 06 | 64 | $310,000 | $450 | 64y 04m |
| Jun 2020 | 4 ROOM | 01 to 03 | 84 | $357,000 | $395 | 64y 11m |
| Jan 2020 | 3 ROOM | 01 to 03 | 64 | $300,000 | $435 | 65y 02m |
| Apr 2019 | 4 ROOM | 04 to 06 | 89 | $370,000 | $386 | 65y 11m |
| Jun 2018 | 3 ROOM | 01 to 03 | 76 | $330,000 | $403 | 66y 09m |
| Apr 2018 | 4 ROOM | 04 to 06 | 84 | $350,000 | $387 | 67y |
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.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1984 · same generation
built 1985 · same generation
built 1984 · same generation
built 1984 · same generation
built 1984 · same generation
3-room median $43k above this block · 5 vs 4 sales
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.