Blk 450C Tampines St 42

5 filed resale transactions · Tampines · 69 years 04 months of lease left

Median, per square foot
542 psf
Observed range
$508 — $634 psf
S$780k median price

Lease to 2095 · 5 filed transactions

S$780k
Median price
5
Filed transactions
23%
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 month5 months with a sale

Apr '24 · S$780kJun '26 · S$840k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

123 sqm · storey 10–125 ROOM · Improved · 2026-06
S$840,000$634 psf
106 sqm · storey 01–034 ROOM · Model A · 2025-12
S$580,000$508 psf
136 sqm · storey 01–035 ROOM · Model A · 2024-12
S$785,000$536 psf
123 sqm · storey 10–125 ROOM · Improved · 2024-09
S$718,000$542 psf
123 sqm · storey 07–095 ROOM · Improved · 2024-04
S$780,000$589 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$542 psf puts this block in band 2 of 6 for Tampines — 158 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 450C 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
265m
Primary schools within 1km
4
nearest 349m
Primary schools · straight-line distance
  • Gongshang Primary School349m
  • Tampines North Primary School540m
  • Yumin Primary School680m
  • Chongzheng Primary School721m
9 more between 1km and 2km
  • East Spring Primary School1.2km
  • Tampines Primary School1.2km
  • White Sands Primary School1.3km
  • Angsana Primary School1.6km
  • Junyuan Primary School1.8km
  • Casuarina Primary School1.8km
  • Changkat Primary School1.9km
  • Poi Ching School1.9km
  • St. Hilda'S Primary School1.9km
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 East265m
  • Tampines891m
  • Simei1.6km
Also nearby
  • Hawker centreHawker Centre @ Our Tampines Hub1.4km
  • ParkTampines Eco Green PK849m
  • Other schoolsTemasek Junior College438m

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

42blocks within 300m
$540–$608the middle half, per sq ft
$570median of those sales

From 249 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 230 Tampines St 24145m2026-0907–09121 sqm$587
Blk 450G Tampines St 42153m2026-0904–06122 sqm$580
Blk 455 Tampines St 42186m2026-0910–1284 sqm$645
Blk 455 Tampines St 42186m2026-0907–0984 sqm$645
Blk 434 Tampines St 43245m2026-0910–12104 sqm$572
Blk 230C Tampines St 24210m2026-0801–03127 sqm$560
Blk 221 Tampines St 24220m2026-0804–0673 sqm$630
Blk 445 Tampines St 42220m2026-0801–0376 sqm$576
Blk 433 Tampines St 43246m2026-0807–0964 sqm$682
Blk 226 Tampines St 23265m2026-0801–03104 sqm$513
Blk 458 Tampines St 42272m2026-0804–0684 sqm$619
Blk 432 Tampines St 41272m2026-0804–0684 sqm$586
Blk 450A Tampines St 42136m2026-0707–09106 sqm$589
Blk 448 Tampines St 42143m2026-0707–09104 sqm$540
Blk 455 Tampines St 42186m2026-0701–03122 sqm$541
Blk 230 Tampines St 24145m2026-0607–09121 sqm$537
Blk 446 Tampines St 42166m2026-0604–0674 sqm$565
Blk 230E Tampines St 24177m2026-0507–09150 sqm$681
Blk 447 Tampines St 42198m2026-0504–0684 sqm$592
Blk 448 Tampines St 42143m2026-0407–0974 sqm$600

The 20 most recent are listed, out of 249 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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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 450C 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$780,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$780,000
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$19,804
Cash in handS$377,780
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.