Blk 496E Tampines Ave 9
Completed 1992 · 13 storeys · 96 flats · 66 years 02 months remaining · 18 resale transactions on record · median household income in Tampines: $9,500/mo
13 storeys · completed 1992
What the record shows
A 4-room here sold for $625,800 in Jun 2026. The same flat type in this block averaged $443,333 in 2020 - a gain of $182,467 - about $83 a day while the owner slept.
In this block, 5-room flats from floor 9 up have sold for a median of $700,000 - $57,500 more 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 | $3,800/mo | $3,000–$4,000 | $3,650/mo | - | 3 |
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 18
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 07 to 09 | 107 | $625,800 | $543 | 66y 02m |
| May 2026 | 4 ROOM | 04 to 06 | 107 | $623,000 | $541 | 66y 03m |
| Oct 2025 | 5 ROOM | 13 to 15 | 124 | $740,000 | $554 | 66y 10m |
| Feb 2025 | 5 ROOM | 04 to 06 | 127 | $715,000 | $523 | 67y 07m |
| Jan 2025 | 5 ROOM | 04 to 06 | 137 | $800,000 | $543 | 67y 07m |
| Sept 2023 | 5 ROOM | 10 to 12 | 124 | $660,000 | $494 | 68y 11m |
| Sept 2022 | 5 ROOM | 01 to 03 | 124 | $570,000 | $427 | 69y 11m |
| Apr 2022 | 4 ROOM | 07 to 09 | 107 | $505,000 | $438 | 70y 04m |
| Dec 2021 | 5 ROOM | 04 to 06 | 126 | $565,000 | $417 | 70y 08m |
| Aug 2021 | 4 ROOM | 01 to 03 | 106 | $405,000 | $355 | 71y |
| Feb 2021 | 5 ROOM | 07 to 09 | 124 | $555,000 | $416 | 71y 06m |
| Sept 2020 | 4 ROOM | 10 to 12 | 107 | $420,000 | $365 | 71y 10m |
| Aug 2020 | 5 ROOM | 04 to 06 | 137 | $550,000 | $373 | 72y |
| Nov 2019 | 5 ROOM | 13 to 15 | 124 | $553,000 | $414 | 72y 09m |
| Apr 2018 | 5 ROOM | 07 to 09 | 137 | $600,000 | $407 | 74y 03m |
| Oct 2017 | 5 ROOM | 07 to 09 | 127 | $482,000 | $353 | 74y 09m |
| May 2017 | 5 ROOM | 01 to 03 | 127 | $440,000 | $322 | 75y 03m |
| May 2017 | 5 ROOM | 01 to 03 | 126 | $440,000 | $324 | 75y 03m |
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 · 4 vs 3 sales
built 1992 · same generation
built 1992 · same generation
5-room median $20k above this block · 3 vs 3 sales
5-room median within $5k of this block
built 1985 · same generation
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.