Blk 488A Tampines Ave 9
Completed 1989 · 12 storeys · 88 flats · 61 years 10 months remaining · 18 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1989
What the record shows
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 | $3,550/mo | $3,300–$3,800 | $3,400/mo | - | 2 |
| 5-ROOM | $3,700/mo | $3,600–$3,800 | $3,650/mo | - | 2 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 04 to 06 | 121 | $730,000 | $560 | 61y 10m |
| May 2026 | 5 ROOM | 07 to 09 | 121 | $740,000 | $568 | 61y 11m |
| Dec 2025 | 5 ROOM | 07 to 09 | 121 | $740,000 | $568 | 62y 05m |
| Feb 2025 | 5 ROOM | 07 to 09 | 121 | $730,888 | $561 | 63y 03m |
| Feb 2025 | 4 ROOM | 07 to 09 | 104 | $620,000 | $554 | 63y 03m |
| Jan 2024 | 4 ROOM | 07 to 09 | 104 | $600,000 | $536 | 64y 04m |
| Aug 2022 | 5 ROOM | 07 to 09 | 121 | $650,000 | $499 | 65y 09m |
| May 2022 | 4 ROOM | 01 to 03 | 104 | $482,000 | $431 | 66y |
| Oct 2021 | 5 ROOM | 07 to 09 | 121 | $615,000 | $472 | 66y 07m |
| Aug 2021 | 4 ROOM | 07 to 09 | 104 | $468,000 | $418 | 66y 09m |
| May 2021 | 4 ROOM | 07 to 09 | 104 | $428,888 | $383 | 67y |
| Nov 2020 | 5 ROOM | 10 to 12 | 121 | $505,000 | $388 | 67y 06m |
| Oct 2020 | 4 ROOM | 01 to 03 | 104 | $388,888 | $347 | 67y 07m |
| Oct 2019 | 5 ROOM | 07 to 09 | 121 | $480,000 | $369 | 68y 06m |
| Sept 2019 | 4 ROOM | 10 to 12 | 104 | $415,000 | $371 | 68y 07m |
| Apr 2019 | 5 ROOM | 01 to 03 | 121 | $440,000 | $338 | 69y |
| Dec 2018 | 5 ROOM | 01 to 03 | 121 | $448,000 | $344 | 69y 05m |
| Oct 2018 | 5 ROOM | 01 to 03 | 121 | $455,000 | $349 | 69y 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.
built 1988 · same generation
5-room median within $5k of this block
built 2012 · 23 more lease years than this block
built 1989 · same generation
5-room median within $5k of this block
built 1985 · 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.