Blk 446 Tampines St 42

9 filed resale transactions · Tampines · 58 years 01 month of lease left

Median, per square foot
565 psf
Observed range
$460 — $575 psf
S$568k median price

Lease to 2084 · 9 filed transactions

S$568k
Median price
9
Filed transactions
20%
Spread, low to high

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month9 months with a sale

Oct '23 · S$585kJun '26 · S$450k

The transactions behind those figures9 of 9

Nothing modelled — these are the filed sales.

74 sqm · storey 04–063 ROOM · Model A · 2026-06
S$450,000$565 psf
104 sqm · storey 10–124 ROOM · Model A · 2026-03
S$640,000$572 psf
104 sqm · storey 10–124 ROOM · Model A · 2025-09
S$640,000$572 psf
104 sqm · storey 04–064 ROOM · Model A · 2025-05
S$608,000$543 psf
74 sqm · storey 10–123 ROOM · Model A · 2024-07
S$458,000$575 psf
74 sqm · storey 10–123 ROOM · Model A · 2024-05
S$451,000$566 psf
104 sqm · storey 10–124 ROOM · Model A · 2024-01
S$568,000$507 psf
108 sqm · storey 01–034 ROOM · Model A · 2023-11
S$535,000$460 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

Where it sits in Tampines776 blocks

S$565 psf puts this block in band 3 of 6 for Tampines — 302 of 776 blocks with a filed median went for less.

Skip the map
S$462S$965median psf, six equal-sized groups in this town
Blk 446 Tampines St 42 among 776 blocks in the same town. Outline: URA Master Plan planning area. Positions: OneMap. No distance or route is shown — only where things are. Shading is each block’s own median psf from its filed resales, in six equal-sized groups of this town.

What the floor is worth

This block—

Not enough filed sales at both ends of this block to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

TAMPINES, typical block+8%

Middle of 28 blocks in TAMPINES that clear the bar — half fall between +4.4% and +10.5%. 1 came out negative — high floors sold for less in 1 of them.

Every band in TAMPINES, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$559514
04 TO 06S$585710
07 TO 09S$598643
10 TO 12S$619508
13 TO 15S$779235
16 TO 18S$79832

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-10T21:08:48.055Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Tampines East
427m
Primary schools within 1km
4
nearest 224m
Primary schools · straight-line distance
  • Gongshang Primary School224m
  • Tampines North Primary School378m
  • Yumin Primary School742m
  • Chongzheng Primary School806m
10 more between 1km and 2km
  • Tampines Primary School1.2km
  • East Spring Primary School1.3km
  • White Sands Primary School1.4km
  • Angsana Primary School1.5km
  • Junyuan Primary School1.7km
  • Casuarina Primary School1.7km
  • Poi Ching School1.8km
  • St. Hilda'S Primary School1.8km
  • Elias Park Primary School2.0km
  • Changkat Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Tampines East427m
  • Tampines819m
  • Pasir Ris1.7km
Also nearby
  • Hawker centreHawker Centre @ Our Tampines Hub1.3km
  • ParkTampines Eco Green PK704m
  • Other schoolsPasir Ris Secondary School471m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

36blocks within 300m
$533–$590the middle half, per sq ft
$560median of those sales

From 185 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 434 Tampines St 43160m2026-0910–12104 sqm$572
Blk 450G Tampines St 42214m2026-0904–06122 sqm$580
Blk 437 Tampines St 43234m2026-0910–12104 sqm$558
Blk 230 Tampines St 24296m2026-0907–09121 sqm$587
Blk 445 Tampines St 4255m2026-0801–0376 sqm$576
Blk 432 Tampines St 41116m2026-0804–0684 sqm$586
Blk 432 Tampines St 41116m2026-0810–12122 sqm$565
Blk 433 Tampines St 43123m2026-0807–0964 sqm$682
Blk 431 Tampines St 41185m2026-0801–03152 sqm$559
Blk 438 Tampines St 43272m2026-0804–06105 sqm$535
Blk 230C Tampines St 24284m2026-0801–03127 sqm$560
Blk 445 Tampines St 4255m2026-0704–0664 sqm$581
Blk 448 Tampines St 4260m2026-0707–09104 sqm$540
Blk 432 Tampines St 41116m2026-0707–09122 sqm$560
Blk 450A Tampines St 42147m2026-0707–09106 sqm$589
Blk 431 Tampines St 41185m2026-0707–09152 sqm$561
Blk 445 Tampines St 4255m2026-0601–0364 sqm$602

The 17 most recent are listed, out of 185 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-07-23341m283° WNW11 storeys1st extension of written permission fro approved proposed public housing development comprising 3 blocks of 11-storey …
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.
Hear when something is filed here

HDB publishes resale registrations by month, with a lag — so this tells you what the register now shows for Blk 446 Tampines St 42, not what happened yesterday. Nothing goes out in a month when nothing was filed.

One click stops it, and stopping deletes the record rather than flagging it. Your address is never sold, never passed on, and never used for anything else. No phone number is asked for and none is stored.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$568,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$568,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$15,182
Cash in handS$170,402
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.