Blk 499B Tampines Ave 9
Completed 2012 · 12 storeys · 108 flats · 86 years 10 months remaining · 40 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 2012
What the record shows
A 2-room here sold for $390,000 in Jun 2026. The same flat type in this block averaged $278,000 in 2021 - a gain of $112,000 - about $61 a day while the owner slept.
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 | $1,500/mo | $600–$2,400 | $2,375/mo | - | 2 |
| 3-ROOM | $2,895/mo | $2,790–$3,000 | $2,850/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 · 20 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 2 ROOM | 01 to 03 | 46 | $390,000 | $788 | 86y 10m |
| Nov 2025 | 3 ROOM | 01 to 03 | 67 | $530,000 | $735 | 87y 05m |
| Jul 2025 | 2 ROOM | 04 to 06 | 46 | $412,000 | $832 | 87y 08m |
| Feb 2025 | 2 ROOM | 04 to 06 | 46 | $363,000 | $733 | 88y 02m |
| Feb 2025 | 3 ROOM | 10 to 12 | 67 | $562,000 | $779 | 88y 02m |
| Sept 2024 | 2 ROOM | 01 to 03 | 46 | $350,000 | $707 | 88y 07m |
| Aug 2024 | 2 ROOM | 04 to 06 | 46 | $357,000 | $721 | 88y 08m |
| Feb 2024 | 3 ROOM | 07 to 09 | 67 | $518,000 | $718 | 89y 01m |
| Nov 2023 | 3 ROOM | 07 to 09 | 67 | $530,888 | $736 | 89y 04m |
| Jul 2023 | 3 ROOM | 10 to 12 | 67 | $538,888 | $747 | 89y 08m |
| Apr 2023 | 3 ROOM | 01 to 03 | 67 | $460,000 | $638 | 89y 11m |
| Feb 2023 | 2 ROOM | 04 to 06 | 46 | $330,000 | $666 | 90y 02m |
| Feb 2023 | 2 ROOM | 07 to 09 | 46 | $345,000 | $697 | 90y 01m |
| Sept 2022 | 2 ROOM | 04 to 06 | 46 | $335,000 | $677 | 90y 07m |
| Aug 2022 | 2 ROOM | 04 to 06 | 46 | $338,000 | $683 | 90y 07m |
| Feb 2022 | 2 ROOM | 07 to 09 | 46 | $302,000 | $610 | 91y 02m |
| Dec 2021 | 3 ROOM | 07 to 09 | 67 | $398,000 | $552 | 91y 04m |
| Nov 2021 | 2 ROOM | 04 to 06 | 46 | $295,000 | $596 | 91y 05m |
| Oct 2021 | 2 ROOM | 04 to 06 | 46 | $265,000 | $535 | 91y 06m |
| Jul 2021 | 2 ROOM | 04 to 06 | 46 | $290,000 | $586 | 91y 09m |
| Jun 2021 | 3 ROOM | 07 to 09 | 67 | $377,000 | $523 | 91y 10m |
| Apr 2021 | 3 ROOM | 07 to 09 | 67 | $361,000 | $501 | 92y |
| Jan 2021 | 2 ROOM | 01 to 03 | 46 | $238,000 | $481 | 92y 03m |
| Jul 2020 | 3 ROOM | 01 to 03 | 67 | $350,000 | $485 | 92y 09m |
| Mar 2020 | 2 ROOM | 04 to 06 | 46 | $250,000 | $505 | 93y |
| Oct 2019 | 2 ROOM | 04 to 06 | 46 | $240,000 | $485 | 93y 05m |
| Aug 2019 | 2 ROOM | 07 to 09 | 46 | $245,000 | $495 | 93y 07m |
| Jun 2019 | 3 ROOM | 10 to 12 | 67 | $383,000 | $531 | 93y 09m |
| May 2019 | 2 ROOM | 01 to 03 | 46 | $245,000 | $495 | 93y 11m |
| Apr 2019 | 3 ROOM | 10 to 12 | 67 | $392,000 | $544 | 94y |
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 above this block · 7 vs 5 sales
built 1993 · 21 fewer lease years than this block
built 2012 · same generation
built 1988 · 25 fewer lease years than this block
built 1993 · 21 fewer lease years than this block
built 1993 · 21 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 1.7×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.