Blk 499A Tampines Ave 9
Completed 2012 · 12 storeys · 119 flats · 87 years remaining · 37 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 2012
What the record shows
In this block, 2-room flats from floor 8 up have sold for a median of $390,000 - $35,000 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2053 - 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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,400/mo | $2,400–$2,400 | $2,375/mo | - | 2 |
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 · 18 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 3 ROOM | 04 to 06 | 67 | $590,000 | $818 | 87y |
| Mar 2026 | 2 ROOM | 10 to 12 | 46 | $422,888 | $854 | 87y 01m |
| Mar 2026 | 2 ROOM | 10 to 12 | 46 | $405,000 | $818 | 87y 01m |
| Aug 2025 | 2 ROOM | 07 to 09 | 46 | $392,000 | $792 | 87y 08m |
| Jun 2025 | 3 ROOM | 01 to 03 | 67 | $555,000 | $770 | 87y 09m |
| Jan 2025 | 2 ROOM | 07 to 09 | 46 | $372,000 | $751 | 88y 03m |
| Dec 2024 | 2 ROOM | 10 to 12 | 46 | $390,000 | $788 | 88y 05m |
| Jul 2024 | 2 ROOM | 01 to 03 | 46 | $350,000 | $707 | 88y 10m |
| Jul 2024 | 2 ROOM | 01 to 03 | 46 | $363,000 | $733 | 88y 09m |
| Apr 2024 | 2 ROOM | 04 to 06 | 46 | $355,000 | $717 | 89y |
| May 2023 | 2 ROOM | 07 to 09 | 46 | $350,000 | $707 | 89y 11m |
| Mar 2023 | 2 ROOM | 10 to 12 | 46 | $348,000 | $703 | 90y |
| Feb 2023 | 2 ROOM | 07 to 09 | 46 | $330,000 | $666 | 90y 02m |
| Oct 2022 | 2 ROOM | 07 to 09 | 46 | $324,000 | $654 | 90y 06m |
| Oct 2022 | 2 ROOM | 07 to 09 | 46 | $335,000 | $677 | 90y 06m |
| Jul 2022 | 2 ROOM | 07 to 09 | 46 | $327,000 | $660 | 90y 09m |
| Mar 2022 | 2 ROOM | 10 to 12 | 46 | $330,000 | $666 | 91y 01m |
| Oct 2021 | 3 ROOM | 04 to 06 | 67 | $408,000 | $566 | 91y 06m |
| Jan 2021 | 2 ROOM | 01 to 03 | 46 | $270,000 | $545 | 92y 03m |
| Oct 2020 | 2 ROOM | 01 to 03 | 46 | $257,000 | $519 | 92y 06m |
| Jun 2020 | 2 ROOM | 04 to 06 | 46 | $250,000 | $505 | 92y 11m |
| Dec 2019 | 3 ROOM | 07 to 09 | 67 | $378,000 | $524 | 93y 03m |
| Oct 2019 | 3 ROOM | 10 to 12 | 67 | $390,888 | $542 | 93y 05m |
| Sept 2019 | 2 ROOM | 07 to 09 | 46 | $265,000 | $535 | 93y 06m |
| Jul 2019 | 2 ROOM | 01 to 03 | 46 | $240,000 | $485 | 93y 08m |
| Apr 2019 | 2 ROOM | 10 to 12 | 46 | $288,800 | $583 | 94y |
| Feb 2019 | 2 ROOM | 10 to 12 | 46 | $260,000 | $525 | 94y 02m |
| Feb 2019 | 2 ROOM | 01 to 03 | 46 | $267,000 | $539 | 94y 02m |
| Jan 2019 | 2 ROOM | 10 to 12 | 46 | $270,000 | $545 | 94y 02m |
| Dec 2018 | 3 ROOM | 04 to 06 | 67 | $380,000 | $527 | 94y 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.
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.
2-room median $27k below this block · 5 vs 7 sales
built 2012 · same generation
built 1985 · 27 fewer lease years than this block
built 1993 · 21 fewer lease years than this block
built 1987 · 27 fewer lease years than this block
built 1985 · 29 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 1.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.