Blk 486B Tampines Ave 9
Completed 1993 · 12 storeys · 99 flats · 66 years 02 months remaining · 19 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1993
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.
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 | $3,300/mo | $3,300–$3,350 | $3,400/mo | - | 3 |
| 5-ROOM | $3,600/mo | $3,000–$4,100 | $3,650/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 07 to 09 | 124 | $730,000 | $547 | 66y 02m |
| Sept 2025 | 4 ROOM | 01 to 03 | 107 | $610,000 | $530 | 67y 01m |
| Jul 2025 | 4 ROOM | 01 to 03 | 107 | $628,000 | $545 | 67y 03m |
| Apr 2025 | 4 ROOM | 07 to 09 | 107 | $668,000 | $580 | 67y 06m |
| Dec 2023 | 5 ROOM | 04 to 06 | 124 | $695,000 | $521 | 68y 10m |
| Sept 2023 | 5 ROOM | 04 to 06 | 141 | $750,000 | $494 | 69y 01m |
| Dec 2022 | 4 ROOM | 01 to 03 | 107 | $505,000 | $438 | 69y 10m |
| Nov 2022 | 5 ROOM | 01 to 03 | 141 | $730,000 | $481 | 69y 10m |
| Dec 2021 | 5 ROOM | 04 to 06 | 124 | $548,000 | $411 | 70y 09m |
| Dec 2021 | 5 ROOM | 01 to 03 | 124 | $568,000 | $426 | 70y 09m |
| May 2021 | 4 ROOM | 01 to 03 | 107 | $440,000 | $382 | 71y 05m |
| Oct 2018 | 4 ROOM | 07 to 09 | 107 | $433,000 | $376 | 73y 11m |
| Apr 2018 | 5 ROOM | 10 to 12 | 141 | $680,000 | $448 | 74y 05m |
| Sept 2017 | 5 ROOM | 04 to 06 | 141 | $528,000 | $348 | 75y |
| Sept 2017 | 4 ROOM | 01 to 03 | 107 | $410,000 | $356 | 75y |
| Aug 2017 | 5 ROOM | 07 to 09 | 124 | $490,000 | $367 | 75y 02m |
| Jun 2017 | 5 ROOM | 01 to 03 | 141 | $488,000 | $322 | 75y 03m |
| Mar 2017 | 4 ROOM | 10 to 12 | 107 | $438,000 | $380 | 75y 06m |
| Jan 2017 | 4 ROOM | 01 to 03 | 107 | $420,000 | $365 | 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.
4-room median $8k below this block · 3 vs 3 sales
built 2012 · 21 more lease years than this block
built 1993 · same generation
4-room median $23k below this block · 5 vs 3 sales
built 2012 · 19 more lease years than this block
built 1989 · same generation
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.