Blk 456 Tampines St 42
Completed 1986 · 12 storeys · 114 flats · 61 years 01 month remaining · 29 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1986
What the record shows
A 4-room here sold for $565,000 in Nov 2025. The same flat type in this block averaged $454,250 in 2021 - a gain of $110,750 - about $61 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $569,889 - $51,889 more than floors 4 and below, same flat type, same block.
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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,700/mo | $3,700–$3,700 | $3,400/mo | - | 1 |
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 29
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | 04 to 06 | 84 | $565,000 | $625 | 61y 01m |
| Sept 2025 | 4 ROOM | 10 to 12 | 84 | $586,888 | $649 | 61y 03m |
| Aug 2025 | 4 ROOM | 10 to 12 | 84 | $582,000 | $644 | 61y 04m |
| Jul 2025 | 4 ROOM | 10 to 12 | 84 | $575,888 | $637 | 61y 04m |
| Apr 2025 | 4 ROOM | 10 to 12 | 84 | $563,889 | $624 | 61y 07m |
| Jul 2024 | 4 ROOM | 01 to 03 | 84 | $523,000 | $578 | 62y 05m |
| Apr 2024 | 5 ROOM | 04 to 06 | 122 | $680,000 | $518 | 62y 08m |
| Dec 2023 | 4 ROOM | 07 to 09 | 84 | $495,000 | $547 | 62y 11m |
| Dec 2023 | 4 ROOM | 01 to 03 | 84 | $518,000 | $573 | 63y |
| Sept 2023 | 5 ROOM | 04 to 06 | 122 | $660,000 | $503 | 63y 02m |
| May 2023 | 4 ROOM | 10 to 12 | 84 | $513,888 | $568 | 63y 06m |
| Jul 2022 | 5 ROOM | 01 to 03 | 122 | $575,000 | $438 | 64y 05m |
| May 2022 | 4 ROOM | 04 to 06 | 84 | $448,000 | $495 | 64y 06m |
| Jan 2022 | 4 ROOM | 01 to 03 | 108 | $480,000 | $413 | 64y 10m |
| Dec 2021 | 5 ROOM | 10 to 12 | 122 | $588,000 | $448 | 64y 11m |
| Sept 2021 | 4 ROOM | 10 to 12 | 103 | $490,000 | $442 | 65y 02m |
| Apr 2021 | 4 ROOM | 10 to 12 | 84 | $399,000 | $441 | 65y 07m |
| Jul 2020 | 5 ROOM | 07 to 09 | 122 | $510,000 | $388 | 66y 04m |
| Jun 2020 | 5 ROOM | 04 to 06 | 122 | $509,000 | $388 | 66y 08m |
| Jun 2020 | 4 ROOM | 04 to 06 | 84 | $371,000 | $410 | 66y 08m |
| Apr 2020 | 4 ROOM | 01 to 03 | 84 | $350,000 | $387 | 66y 08m |
| Mar 2020 | 4 ROOM | 10 to 12 | 84 | $360,000 | $398 | 66y 08m |
| Nov 2019 | 5 ROOM | 10 to 12 | 122 | $552,000 | $420 | 67y |
| Jul 2019 | 5 ROOM | 04 to 06 | 122 | $570,000 | $434 | 67y 04m |
| Jul 2019 | 5 ROOM | 01 to 03 | 122 | $510,000 | $388 | 67y 04m |
| Dec 2018 | 4 ROOM | 01 to 03 | 84 | $358,000 | $396 | 67y 11m |
| Jul 2018 | 4 ROOM | 04 to 06 | 84 | $378,000 | $418 | 68y 04m |
| May 2018 | 5 ROOM | 07 to 09 | 122 | $460,000 | $350 | 68y 06m |
| Mar 2018 | 4 ROOM | 04 to 06 | 84 | $390,000 | $431 | 68y 08m |
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.
4-room median $20k below this block · 5 vs 6 sales
built 1987 · same generation
4-room median $20k below this block · 3 vs 6 sales
built 1986 · same generation
built 1987 · same generation
4-room median within $5k of this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.