Blk 446 Tampines St 42
Completed 1984 · 12 storeys · 110 flats · 58 years 01 month remaining · 28 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1984
What the record shows
A 3-room here sold for $450,000 in Jun 2026. The same flat type in this block averaged $348,500 in 2020 - a gain of $101,500 - about $46 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $612,500 - $77,500 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2024 - 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 | $2,875/mo | $2,700–$3,000 | $2,850/mo | - | 4 |
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 · 16 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 28
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 04 to 06 | 74 | $450,000 | $565 | 58y 01m |
| Mar 2026 | 4 ROOM | 10 to 12 | 104 | $640,000 | $572 | 58y 04m |
| Sept 2025 | 4 ROOM | 10 to 12 | 104 | $640,000 | $572 | 58y 09m |
| May 2025 | 4 ROOM | 04 to 06 | 104 | $608,000 | $543 | 59y 02m |
| Jul 2024 | 3 ROOM | 10 to 12 | 74 | $458,000 | $575 | 60y 01m |
| May 2024 | 3 ROOM | 10 to 12 | 74 | $451,000 | $566 | 60y 02m |
| Jan 2024 | 4 ROOM | 10 to 12 | 104 | $568,000 | $507 | 60y 06m |
| Nov 2023 | 4 ROOM | 01 to 03 | 108 | $535,000 | $460 | 60y 08m |
| Oct 2023 | 4 ROOM | 10 to 12 | 105 | $585,000 | $518 | 60y 09m |
| May 2023 | 3 ROOM | 10 to 12 | 74 | $415,000 | $521 | 61y 02m |
| Dec 2022 | 3 ROOM | 04 to 06 | 74 | $375,000 | $471 | 61y 07m |
| Sept 2022 | 4 ROOM | 04 to 06 | 105 | $520,000 | $460 | 61y 10m |
| Aug 2022 | 3 ROOM | 07 to 09 | 74 | $395,000 | $496 | 61y 10m |
| Jan 2022 | 4 ROOM | 07 to 09 | 104 | $480,000 | $429 | 62y 06m |
| Dec 2021 | 3 ROOM | 10 to 12 | 74 | $400,000 | $502 | 62y 07m |
| Oct 2021 | 3 ROOM | 01 to 03 | 74 | $302,000 | $379 | 62y 09m |
| Jun 2021 | 3 ROOM | 07 to 09 | 74 | $352,000 | $442 | 63y |
| Sept 2020 | 3 ROOM | 04 to 06 | 74 | $340,000 | $427 | 63y 10m |
| Jun 2020 | 3 ROOM | 07 to 09 | 74 | $350,000 | $439 | 64y 02m |
| Feb 2020 | 3 ROOM | 07 to 09 | 74 | $282,000 | $354 | 64y 05m |
| Jun 2019 | 4 ROOM | 04 to 06 | 105 | $438,000 | $388 | 65y 07m |
| Jun 2019 | 3 ROOM | 01 to 03 | 74 | $305,000 | $383 | 65y 06m |
| Nov 2018 | 4 ROOM | 10 to 12 | 104 | $435,000 | $389 | 65y 07m |
| Oct 2018 | 4 ROOM | 01 to 03 | 108 | $425,000 | $366 | 65y 08m |
| May 2018 | 3 ROOM | 10 to 12 | 74 | $340,000 | $427 | 66y 01m |
| Apr 2018 | 4 ROOM | 04 to 06 | 104 | $425,000 | $380 | 66y 02m |
| Oct 2017 | 3 ROOM | 10 to 12 | 74 | $332,000 | $417 | 66y 08m |
| Aug 2017 | 3 ROOM | 04 to 06 | 74 | $325,000 | $408 | 66y 10m |
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 1984 · same generation
4-room median $20k below this block · 3 vs 3 sales
built 1984 · same generation
built 1984 · same generation
4-room median $97k below this block · 3 vs 3 sales
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.