Blk 486A Tampines Ave 9
Completed 1993 · 12 storeys · 88 flats · 66 years 03 months remaining · 21 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1993
What the record shows
A 5-room here sold for $735,000 in Jul 2026. The same flat type in this block averaged $542,629 in 2020 - a gain of $192,371 - about $88 a day while the owner slept.
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
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 21
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 07 to 09 | 127 | $735,000 | $538 | 66y 03m |
| May 2026 | 5 ROOM | 07 to 09 | 126 | $760,000 | $560 | 66y 05m |
| Nov 2024 | 5 ROOM | 04 to 06 | 126 | $730,000 | $538 | 67y 11m |
| Oct 2024 | 5 ROOM | 07 to 09 | 128 | $738,000 | $536 | 68y |
| Apr 2024 | 5 ROOM | 10 to 12 | 127 | $710,000 | $519 | 68y 05m |
| Aug 2023 | 5 ROOM | 07 to 09 | 127 | $680,000 | $497 | 69y 01m |
| May 2023 | 5 ROOM | 07 to 09 | 127 | $658,000 | $481 | 69y 05m |
| Feb 2023 | 5 ROOM | 01 to 03 | 127 | $610,000 | $446 | 69y 07m |
| Feb 2023 | 5 ROOM | 07 to 09 | 128 | $645,000 | $468 | 69y 09m |
| Apr 2022 | 5 ROOM | 10 to 12 | 128 | $622,888 | $452 | 70y 06m |
| Feb 2021 | 5 ROOM | 04 to 06 | 127 | $520,000 | $380 | 71y 08m |
| Sept 2020 | 5 ROOM | 07 to 09 | 126 | $485,000 | $358 | 72y 01m |
| Dec 2019 | 5 ROOM | 01 to 03 | 126 | $432,000 | $319 | 72y 09m |
| Sept 2019 | 5 ROOM | 04 to 06 | 127 | $435,000 | $318 | 73y |
| Aug 2019 | 5 ROOM | 04 to 06 | 127 | $455,000 | $333 | 73y 02m |
| Jun 2019 | 5 ROOM | 07 to 09 | 127 | $498,000 | $364 | 73y 03m |
| Nov 2018 | 5 ROOM | 07 to 09 | 127 | $500,000 | $366 | 73y 11m |
| Apr 2018 | 5 ROOM | 04 to 06 | 128 | $478,000 | $347 | 74y 05m |
| Dec 2017 | 5 ROOM | 01 to 03 | 128 | $475,000 | $345 | 74y 09m |
| Jul 2017 | 5 ROOM | 10 to 12 | 127 | $505,000 | $369 | 75y 02m |
| Jan 2017 | 5 ROOM | 10 to 12 | 128 | $450,000 | $327 | 75y 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.
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 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.