Blk 465 Tampines St 44
Completed 1985 · 12 storeys · 110 flats · 60 years 09 months remaining · 18 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1985
What the record shows
A 3-room here sold for $480,000 in Aug 2025. The same flat type in this block averaged $343,360 in 2020 - a gain of $136,640 - about $62 a day while the owner slept.
In this block, 3-room flats from floor 8 up have sold for a median of $401,500 - $26,500 less 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 |
|---|---|---|---|---|---|
| 3-ROOM | $3,100/mo | $3,100–$3,100 | $2,850/mo | - | 1 |
| 4-ROOM | $3,250/mo | $3,000–$3,500 | $3,400/mo | - | 2 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Aug 2025 | 3 ROOM | 07 to 09 | 74 | $480,000 | $603 | 60y 09m |
| Aug 2024 | 3 ROOM | 04 to 06 | 74 | $445,000 | $559 | 61y 09m |
| Jun 2024 | 3 ROOM | 04 to 06 | 74 | $430,000 | $540 | 61y 11m |
| Jul 2023 | 3 ROOM | 10 to 12 | 74 | $410,000 | $515 | 62y 11m |
| Apr 2023 | 3 ROOM | 04 to 06 | 74 | $428,000 | $537 | 63y |
| Sept 2022 | 4 ROOM | 07 to 09 | 104 | $545,000 | $487 | 63y 08m |
| Sept 2022 | 3 ROOM | 01 to 03 | 74 | $385,000 | $483 | 63y 08m |
| Jan 2022 | 3 ROOM | 04 to 06 | 74 | $360,000 | $452 | 64y 03m |
| Aug 2021 | 4 ROOM | 07 to 09 | 104 | $480,000 | $429 | 64y 09m |
| Aug 2021 | 3 ROOM | 10 to 12 | 74 | $393,000 | $493 | 64y 09m |
| May 2021 | 3 ROOM | 10 to 12 | 74 | $328,800 | $413 | 65y |
| Feb 2021 | 4 ROOM | 10 to 12 | 105 | $480,000 | $425 | 65y 02m |
| Sept 2020 | 3 ROOM | 10 to 12 | 74 | $320,000 | $402 | 65y 08m |
| Aug 2020 | 3 ROOM | 10 to 12 | 74 | $315,000 | $395 | 65y 09m |
| Jul 2019 | 4 ROOM | 04 to 06 | 104 | $425,000 | $380 | 66y 09m |
| Aug 2018 | 3 ROOM | 04 to 06 | 74 | $325,000 | $408 | 67y 09m |
| Jul 2018 | 4 ROOM | 01 to 03 | 105 | $410,000 | $363 | 67y 09m |
| Jun 2018 | 3 ROOM | 10 to 12 | 74 | $348,000 | $437 | 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 2.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.