Blk 496D Tampines Ave 9
Completed 1992 · 13 storeys · 96 flats · 66 years 01 month remaining · 19 resale transactions on record · median household income in Tampines: $9,500/mo
13 storeys · completed 1992
What the record shows
A 5-room here sold for $793,000 in Jul 2026. The same flat type in this block averaged $561,708 in 2020 - a gain of $231,292 - about $106 a day while the owner slept.
In this block, 5-room flats from floor 9 up have sold for a median of $642,888 - $57,112 less than floors 4 and below, same flat type, same block.
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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,600/mo | $3,250–$4,000 | $3,650/mo | - | 5 |
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 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 07 to 09 | 124 | $793,000 | $594 | 66y 01m |
| Jun 2025 | 5 ROOM | 01 to 03 | 126 | $700,000 | $516 | 67y 02m |
| May 2025 | 5 ROOM | 04 to 06 | 127 | $740,000 | $541 | 67y 03m |
| Nov 2024 | 5 ROOM | 10 to 12 | 126 | $760,000 | $560 | 67y 10m |
| May 2023 | 5 ROOM | 13 to 15 | 127 | $668,000 | $489 | 69y 03m |
| Sept 2022 | 5 ROOM | 01 to 03 | 127 | $610,000 | $446 | 69y 11m |
| Apr 2022 | 5 ROOM | 10 to 12 | 126 | $600,000 | $442 | 70y 04m |
| Nov 2021 | 5 ROOM | 10 to 12 | 126 | $560,000 | $413 | 70y 09m |
| Oct 2021 | 5 ROOM | 07 to 09 | 127 | $570,888 | $418 | 70y 10m |
| Oct 2021 | 5 ROOM | 13 to 15 | 137 | $642,888 | $436 | 70y 10m |
| Mar 2021 | 5 ROOM | 04 to 06 | 137 | $575,000 | $390 | 71y 05m |
| Feb 2021 | 5 ROOM | 04 to 06 | 126 | $490,000 | $361 | 71y 07m |
| Nov 2020 | 5 ROOM | 13 to 15 | 126 | $501,000 | $369 | 71y 09m |
| Sept 2020 | 5 ROOM | 13 to 15 | 137 | $553,888 | $376 | 71y 10m |
| Mar 2019 | 5 ROOM | 10 to 12 | 126 | $488,000 | $360 | 73y 06m |
| Jan 2019 | 5 ROOM | 01 to 03 | 124 | $458,000 | $343 | 73y 07m |
| Feb 2018 | 5 ROOM | 07 to 09 | 127 | $490,000 | $358 | 74y 05m |
| Nov 2017 | 5 ROOM | 07 to 09 | 126 | $500,000 | $369 | 74y 08m |
| Jul 2017 | 5 ROOM | 10 to 12 | 126 | $470,000 | $347 | 74y 11m |
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.
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 $10k above this block · 3 vs 4 sales
5-room median $10k below this block · 3 vs 4 sales
built 1992 · same generation
5-room median $10k below this block · 7 vs 4 sales
built 1992 · same generation
built 1992 · same generation
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.