Blk 496D Tampines Ave 9

5 filed resale transactions · Tampines · 65 years 11 months of lease left

Median, per square foot
549 psf
Observed range
$516 — $594 psf
S$750k median price

Lease to 2092 · 5 filed transactions

S$750k
Median price
5
Filed transactions
14%
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

Nov '24 · S$760kAug '26 · S$750k

The transactions behind those figures5 of 5

Nothing modelled — these are the filed sales.

127 sqm · storey 10–125 ROOM · Improved · 2026-08
S$750,000$549 psf
124 sqm · storey 07–095 ROOM · Improved · 2026-07
S$793,000$594 psf
126 sqm · storey 01–035 ROOM · Improved · 2025-06
S$700,000$516 psf
127 sqm · storey 04–065 ROOM · Improved · 2025-05
S$740,000$541 psf
126 sqm · storey 10–125 ROOM · Improved · 2024-11
S$760,000$560 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$549 psf puts this block in band 2 of 6 for Tampines — 200 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 496D 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
745m
Primary schools within 1km
2
nearest 192m
Primary schools · straight-line distance
  • Tampines North Primary School192m
  • Gongshang Primary School487m
12 more between 1km and 2km
  • Yumin Primary School1.1km
  • Chongzheng Primary School1.2km
  • Angsana Primary School1.3km
  • White Sands Primary School1.3km
  • Casuarina Primary School1.4km
  • Tampines Primary School1.5km
  • Elias Park Primary School1.6km
  • East Spring Primary School1.6km
  • Poi Ching School1.7km
  • Pasir Ris Primary School1.9km
  • Junyuan Primary School1.9km
  • St. Hilda'S 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 East745m
  • Tampines1.0km
  • Pasir Ris1.3km
Also nearby
  • Hawker centrePasir Ris Central Hawker Centre1.3km
  • ParkTampines Eco Green PK313m
  • Other schoolsMeridian Secondary School652m

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

28blocks within 300m
$530–$582the middle half, per sq ft
$558median of those sales

From 162 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 437 Tampines St 43236m2026-0910–12104 sqm$558
Blk 493D Tampines St 43181m2026-0810–12122 sqm$554
Blk 495B Tampines St 43193m2026-0807–09147 sqm$596
Blk 438 Tampines St 43210m2026-0804–06105 sqm$535
Blk 431 Tampines St 41223m2026-0801–03152 sqm$559
Blk 493B Tampines Ave 9232m2026-0807–09105 sqm$580
Blk 493B Tampines Ave 9232m2026-0810–12123 sqm$604
Blk 484 Tampines St 43283m2026-0801–03165 sqm$563
Blk 433 Tampines St 43295m2026-0807–0964 sqm$682
Blk 432 Tampines St 41295m2026-0804–0684 sqm$586
Blk 432 Tampines St 41295m2026-0810–12122 sqm$565
Blk 496C Tampines St 4378m2026-0710–12125 sqm$565
Blk 493C Tampines St 43164m2026-0710–12124 sqm$584
Blk 496E Tampines Ave 954m2026-0607–09107 sqm$543
Blk 496E Tampines Ave 954m2026-0504–06107 sqm$541
Blk 496G Tampines Ave 992m2026-0501–03106 sqm$526
Blk 496B Tampines St 43102m2026-0307–09123 sqm$581
Blk 496B Tampines St 43102m2026-0204–06106 sqm$561
Blk 496B Tampines St 43102m2026-0207–09106 sqm$561
Blk 440 Tampines St 43182m2026-0204–0684 sqm$614
Blk 440 Tampines St 43182m2026-0204–0684 sqm$564

The 21 most recent are listed, out of 162 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.

2 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-04-17285m249° WSW—Renewal of temporary permission for existing single-storey petrol service station
2026-08-05285m249° WSW—Renewal of temporary permission to existing single storey service station on lot 01701p mk29 at 40 tampines avenue 9 r…
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 496D 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$750,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$750,000
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$19,150
Cash in handS$348,434
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.