Blk 485B Tampines Ave 9

10 filed resale transactions · Tampines · 62 years 09 months of lease left

Median, per square foot
542 psf
Observed range
$445 — $599 psf
S$607k median price

Lease to 2088 · 10 filed transactions

S$607k
Median price
10
Filed transactions
28%
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 month10 months with a sale

Nov '23 · S$580kAug '25 · S$648k

The transactions behind those figures10 of 10

Nothing modelled — these are the filed sales.

104 sqm · storey 07–094 ROOM · Model A · 2025-08
S$648,000$579 psf
121 sqm · storey 10–125 ROOM · Improved · 2025-05
S$761,000$584 psf
104 sqm · storey 10–124 ROOM · Model A · 2025-04
S$640,000$572 psf
104 sqm · storey 10–124 ROOM · Model A · 2025-01
S$605,000$540 psf
121 sqm · storey 04–065 ROOM · Improved · 2024-09
S$780,000$599 psf
104 sqm · storey 07–094 ROOM · Model A · 2024-08
S$595,000$532 psf
104 sqm · storey 04–064 ROOM · Model A · 2024-07
S$570,000$509 psf
104 sqm · storey 10–124 ROOM · Model A · 2024-06
S$550,000$491 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 485B Tampines Ave 9 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
329m
Primary schools within 1km
4
nearest 807m
Primary schools · straight-line distance
  • White Sands Primary School807m
  • Tampines North Primary School860m
  • Gongshang Primary School864m
  • East Spring Primary School987m on the 1km line
6 more between 1km and 2km
  • Chongzheng Primary School1.2km
  • Yumin Primary School1.2km
  • Casuarina Primary School1.4km
  • Pasir Ris Primary School1.6km
  • Tampines Primary School1.8km
  • Angsana 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 East329m
  • Tampines1.4km
  • Pasir Ris1.6km
Also nearby
  • ParkTampines Eco Green PK994m
  • Other schoolsDunman Secondary School93m

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.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

35blocks within 300m
$530–$599the middle half, per sq ft
$560median of those sales

From 190 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 498A Tampines St 45261m2026-0904–06125 sqm$569
Blk 499A Tampines Ave 9121m2026-0804–0646 sqm$843
Blk 462 Tampines St 44174m2026-0807–0964 sqm$653
Blk 470 Tampines St 44227m2026-0807–0984 sqm$587
Blk 461 Tampines St 44257m2026-0810–1284 sqm$586
Blk 458 Tampines St 42295m2026-0804–0684 sqm$619
Blk 486B Tampines Ave 983m2026-0707–09124 sqm$547
Blk 486A Tampines Ave 9109m2026-0707–09127 sqm$538
Blk 486A Tampines Ave 9109m2026-0707–09126 sqm$564
Blk 470 Tampines St 44227m2026-0707–0984 sqm$601
Blk 460 Tampines St 42234m2026-0704–06166 sqm$635
Blk 490B Tampines St 45285m2026-0707–09126 sqm$566
Blk 488A Tampines Ave 943m2026-0604–06121 sqm$560
Blk 499B Tampines Ave 9109m2026-0601–0346 sqm$788
Blk 488A Tampines Ave 943m2026-0507–09121 sqm$568
Blk 486A Tampines Ave 9109m2026-0507–09126 sqm$560
Blk 467 Tampines St 44197m2026-0510–1274 sqm$628
Blk 488B Tampines St 4581m2026-0407–09114 sqm$561
Blk 499A Tampines Ave 9121m2026-0404–0667 sqm$818

The 19 most recent are listed, out of 190 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 485B Tampines Ave 9, 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$607,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$607,000
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$16,033
Cash in handS$208,551
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.