Blk 946 Tampines Ave 4
Completed 1988 · 13 storeys · 60 flats · 61 years 10 months remaining · 11 resale transactions on record · median household income in Tampines: $9,500/mo
13 storeys · completed 1988
What the record shows
A 4-room here sold for $655,000 in Nov 2025. The same flat type in this block averaged $525,000 in 2021 - a gain of $130,000 - about $71 a day while the owner slept.
This block crosses 60 years remaining in 2027 - 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).
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 | $3,650/mo | $3,600–$3,700 | $3,400/mo | - | 2 |
| 5-ROOM | $4,000/mo | $3,900–$4,000 | $3,650/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
Every recent sale HDB official record, latest 11
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | 04 to 06 | 104 | $655,000 | $585 | 61y 10m |
| Aug 2025 | 4 ROOM | 10 to 12 | 104 | $692,000 | $618 | 62y |
| Aug 2025 | 4 ROOM | 07 to 09 | 104 | $735,000 | $657 | 62y |
| Sept 2023 | 4 ROOM | 04 to 06 | 104 | $585,000 | $523 | 63y 11m |
| Dec 2021 | 4 ROOM | 04 to 06 | 104 | $530,000 | $473 | 65y 09m |
| Aug 2021 | 4 ROOM | 10 to 12 | 104 | $540,000 | $482 | 66y |
| Mar 2021 | 4 ROOM | 01 to 03 | 104 | $505,000 | $451 | 66y 05m |
| Dec 2020 | 5 ROOM | 13 to 15 | 122 | $612,000 | $466 | 66y 08m |
| Jun 2020 | 4 ROOM | 01 to 03 | 104 | $440,000 | $393 | 67y 02m |
| Dec 2019 | 5 ROOM | 07 to 09 | 122 | $585,000 | $445 | 67y 08m |
| Jul 2018 | 4 ROOM | 01 to 03 | 104 | $435,000 | $389 | 69y 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.
built 1983 · same generation
built 1988 · same generation
4-room median $47k below this block · 5 vs 3 sales
built 1983 · same generation
built 1988 · same generation
built 1983 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.