Blk 454 Tampines St 42
Completed 1987 · 11 storeys · 50 flats · 61 years 10 months remaining · 13 resale transactions on record · multi generations on the record · median household income in Tampines: $9,500/mo
11 storeys · completed 1987
What the record shows
A multi-generation here sold for $1,028,000 in Nov 2024. The same flat type in this block averaged $754,189 in 2020 - a gain of $273,811 - about $125 a day while the owner slept.
This block crossed 60 years remaining in 2026 - 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 |
|---|---|---|---|---|---|
| EXECUTIVE | $6,000/mo | $6,000–$6,000 | $4,000/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 13
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2024 | MULTI-GENERATION | 10 to 12 | 150 | $1,028,000 | $637 | 61y 10m |
| Mar 2024 | MULTI-GENERATION | 10 to 12 | 166 | $1,060,000 | $593 | 62y 06m |
| Mar 2022 | MULTI-GENERATION | 01 to 03 | 166 | $848,000 | $475 | 64y 06m |
| Feb 2022 | MULTI-GENERATION | 04 to 06 | 132 | $683,888 | $481 | 64y 06m |
| Dec 2021 | MULTI-GENERATION | 04 to 06 | 166 | $850,000 | $476 | 64y 09m |
| Jun 2021 | MULTI-GENERATION | 01 to 03 | 132 | $630,000 | $443 | 65y 03m |
| Apr 2021 | MULTI-GENERATION | 10 to 12 | 132 | $695,000 | $489 | 65y 04m |
| Apr 2021 | MULTI-GENERATION | 01 to 03 | 132 | $600,000 | $422 | 65y 04m |
| Mar 2021 | MULTI-GENERATION | 07 to 09 | 166 | $860,000 | $481 | 65y 06m |
| Feb 2021 | MULTI-GENERATION | 07 to 09 | 166 | $865,000 | $484 | 65y 07m |
| Feb 2021 | MULTI-GENERATION | 10 to 12 | 132 | $695,000 | $489 | 65y 07m |
| Sept 2020 | MULTI-GENERATION | 04 to 06 | 161 | $815,000 | $470 | 65y 11m |
| Oct 2018 | MULTI-GENERATION | 10 to 12 | 150 | $800,000 | $495 | 67y 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.
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
The private premium, measured: the nearest condo trades at 1.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.