Blk 448 Tampines St 42
Completed 1984 · 12 storeys · 110 flats · 57 years 11 months remaining · 19 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 $478,000 in Apr 2026. The same flat type in this block averaged $359,750 in 2020 - a gain of $118,250 - about $54 a day while the owner slept.
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 | $2,900/mo | $2,200–$3,000 | $2,850/mo | - | 3 |
| 4-ROOM | $3,000/mo | $3,000–$3,000 | $3,400/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 3 ROOM | 07 to 09 | 74 | $478,000 | $600 | 57y 11m |
| Nov 2024 | 4 ROOM | 10 to 12 | 104 | $618,000 | $552 | 59y 04m |
| Nov 2023 | 3 ROOM | 07 to 09 | 74 | $431,000 | $541 | 60y 04m |
| May 2023 | 4 ROOM | 04 to 06 | 108 | $556,000 | $478 | 60y 09m |
| Jan 2023 | 3 ROOM | 10 to 12 | 74 | $412,000 | $517 | 61y 02m |
| Nov 2022 | 3 ROOM | 10 to 12 | 74 | $400,000 | $502 | 61y 04m |
| Jan 2022 | 3 ROOM | 10 to 12 | 74 | $380,000 | $477 | 62y 02m |
| Sept 2021 | 3 ROOM | 04 to 06 | 74 | $355,000 | $446 | 62y 06m |
| Feb 2021 | 3 ROOM | 01 to 03 | 74 | $349,000 | $438 | 63y 01m |
| Aug 2020 | 3 ROOM | 04 to 06 | 74 | $355,000 | $446 | 63y 06m |
| Jun 2020 | 4 ROOM | 07 to 09 | 105 | $430,000 | $380 | 63y 10m |
| Nov 2019 | 3 ROOM | 04 to 06 | 74 | $338,000 | $424 | 64y 03m |
| Sept 2019 | 4 ROOM | 10 to 12 | 104 | $405,000 | $362 | 64y 06m |
| Aug 2019 | 4 ROOM | 10 to 12 | 104 | $430,000 | $384 | 64y 06m |
| Jun 2018 | 3 ROOM | 01 to 03 | 74 | $310,000 | $389 | 65y 09m |
| Aug 2017 | 3 ROOM | 04 to 06 | 74 | $320,000 | $402 | 66y 07m |
| Jul 2017 | 4 ROOM | 07 to 09 | 105 | $420,000 | $372 | 66y 07m |
| May 2017 | 3 ROOM | 10 to 12 | 74 | $377,000 | $473 | 66y 09m |
| Jan 2017 | 4 ROOM | 04 to 06 | 105 | $415,000 | $367 | 67y 01m |
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
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.
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.