Blk 485B Tampines Ave 9
Completed 1988 · 12 storeys · 110 flats · 62 years 09 months remaining · 23 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1988
What the record shows
A 4-room here sold for $648,000 in Aug 2025. The same flat type in this block averaged $410,500 in 2020 - a gain of $237,500 - about $108 a day while the owner slept.
This block crosses 60 years remaining in 2028 - 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.
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 | $2,500/mo | $2,500–$2,500 | $3,400/mo | - | 1 |
| 5-ROOM | $3,400/mo | $3,400–$3,400 | $3,650/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 · 13 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 23
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Aug 2025 | 4 ROOM | 07 to 09 | 104 | $648,000 | $579 | 62y 09m |
| May 2025 | 5 ROOM | 10 to 12 | 121 | $761,000 | $584 | 63y 01m |
| Apr 2025 | 4 ROOM | 10 to 12 | 104 | $640,000 | $572 | 63y 02m |
| Jan 2025 | 4 ROOM | 10 to 12 | 104 | $605,000 | $540 | 63y 05m |
| Sept 2024 | 5 ROOM | 04 to 06 | 121 | $780,000 | $599 | 63y 09m |
| Aug 2024 | 4 ROOM | 07 to 09 | 104 | $595,000 | $532 | 63y 10m |
| Jul 2024 | 4 ROOM | 04 to 06 | 104 | $570,000 | $509 | 63y 11m |
| Jun 2024 | 4 ROOM | 10 to 12 | 104 | $550,000 | $491 | 64y |
| May 2024 | 4 ROOM | 07 to 09 | 104 | $608,000 | $543 | 64y 01m |
| Nov 2023 | 5 ROOM | 01 to 03 | 121 | $580,000 | $445 | 64y 07m |
| Dec 2022 | 4 ROOM | 10 to 12 | 104 | $553,000 | $494 | 65y 06m |
| Aug 2022 | 5 ROOM | 10 to 12 | 121 | $600,000 | $461 | 65y 10m |
| Oct 2021 | 5 ROOM | 01 to 03 | 121 | $540,000 | $415 | 66y 07m |
| Jun 2021 | 4 ROOM | 10 to 12 | 104 | $430,000 | $384 | 67y |
| Mar 2021 | 4 ROOM | 04 to 06 | 104 | $430,000 | $384 | 67y 04m |
| Feb 2021 | 4 ROOM | 04 to 06 | 104 | $390,000 | $348 | 67y 04m |
| Jul 2020 | 4 ROOM | 04 to 06 | 104 | $392,000 | $350 | 67y 11m |
| Dec 2019 | 4 ROOM | 07 to 09 | 104 | $395,000 | $353 | 68y 06m |
| Oct 2019 | 5 ROOM | 01 to 03 | 121 | $445,000 | $342 | 68y 07m |
| Oct 2018 | 5 ROOM | 04 to 06 | 121 | $480,000 | $369 | 69y 07m |
| Sept 2018 | 5 ROOM | 07 to 09 | 121 | $520,000 | $399 | 69y 08m |
| Mar 2018 | 4 ROOM | 10 to 12 | 104 | $415,000 | $371 | 70y 02m |
| Jan 2018 | 5 ROOM | 04 to 06 | 121 | $478,000 | $367 | 70y 05m |
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.
built 1989 · same generation
built 2012 · 24 more lease years than this block
built 1992 · same generation
built 1993 · same generation
4-room median $23k above this block · 3 vs 5 sales
built 1989 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.