Blk 485A Tampines Ave 9
Completed 1992 · 12 storeys · 44 flats · 66 years 09 months remaining · 6 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1992
What the record shows
This block crosses 60 years remaining in 2032 - the line where CPF usage rules begin tightening 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).
A 5-room on Tampines Ave 9 has already fetched $948,000 - 95% of the way to a million-dollar flat.
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 6
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jan 2026 | 5 ROOM | 10 to 12 | 125 | $765,000 | $569 | 66y 09m |
| Jan 2026 | 5 ROOM | 01 to 03 | 125 | $720,000 | $535 | 66y 09m |
| Dec 2025 | 5 ROOM | 07 to 09 | 125 | $732,000 | $544 | 66y 10m |
| Apr 2023 | 5 ROOM | 04 to 06 | 124 | $630,000 | $472 | 69y 05m |
| Aug 2020 | 5 ROOM | 04 to 06 | 124 | $486,000 | $364 | 72y 01m |
| Feb 2020 | 5 ROOM | 04 to 06 | 125 | $485,000 | $360 | 72y 07m |
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.
5-room median within $5k of this block
built 2012 · 20 more lease years than this block
built 1985 · 8 fewer lease years than this block
built 1985 · same generation
built 1988 · same generation
built 2012 · 21 more lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.