Blk 485B Tampines Avenue 9

HDB · Tampines · Singapore 521485

Completed: 1988
Lease from: 1989 (99 years)
Storeys: 12
Resales since 1990: 143

Lease and eligibility context

About 62 years remain on the 99-year lease, based on its 1989 commencement year. This year-level figure is approximate.

A standard flat completed around 1988 would usually reach its 5-year MOP around 1993. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

110 flats: 70 × 4-room, 40 × 5-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

4-room

S$635,035.31

Typical range S$615,776.63–S$655,597.16

See the 20 comparable sales

Sale	Home	Original	Adjusted
Aug 20257 to 9	485B TAMPINES AVENUE 9same building · 104 sqm	S$648,000market -0.6%	S$644,182.62
Apr 202510 to 12	485B TAMPINES AVENUE 9same building · 104 sqm	S$640,000market -0.2% · storey -4.3%	S$611,441.79
Jan 202510 to 12	485B TAMPINES AVENUE 9same building · 104 sqm	S$605,000market +0.7% · storey -4.3%	S$583,467.28
Nov 20267 to 9	496G TAMPINES AVENUE 9same street · 106 sqm	S$625,888no adjustment	S$625,888
Oct 202613 to 15	496G TAMPINES AVENUE 9same street · 106 sqm	S$660,000storey -8.4%	S$604,795.09
Aug 20267 to 9	493B TAMPINES AVENUE 9same street · 105 sqm	S$655,000no adjustment	S$655,000
Jun 20267 to 9	496E TAMPINES AVENUE 9same street · 107 sqm	S$625,800market -0.1%	S$624,874.26
May 20264 to 6	496E TAMPINES AVENUE 9same street · 107 sqm	S$623,000market -0.1% · storey +4.5%	S$649,849.76
May 20261 to 3	496G TAMPINES AVENUE 9same street · 106 sqm	S$600,000market -0.1% · storey +9.1%	S$653,798.63
Apr 202610 to 12	486C TAMPINES AVENUE 9same street · 108 sqm	S$611,000market -0.1% · storey -4.3%	S$584,023.67
Dec 202510 to 12	496G TAMPINES AVENUE 9same street · 106 sqm	S$620,000market -0.5% · storey -4.3%	S$590,297.72
Sep 20251 to 3	486B TAMPINES AVENUE 9same street · 107 sqm	S$610,000market -0.6% · storey +9.1%	S$661,758.47
Jul 20251 to 3	486B TAMPINES AVENUE 9same street · 107 sqm	S$628,000market -0.6% · storey +9.1%	S$681,285.77
Jun 202510 to 12	496G TAMPINES AVENUE 9same street · 106 sqm	S$680,000market -0.2% · storey -4.3%	S$649,656.90
Jun 20257 to 9	491B TAMPINES AVENUE 9same street · 103 sqm	S$660,000market -0.2%	S$658,698.87
Apr 20257 to 9	486B TAMPINES AVENUE 9same street · 107 sqm	S$668,000market -0.2%	S$666,683.10
Feb 202510 to 12	493B TAMPINES AVENUE 9same street · 105 sqm	S$640,000market +0.7% · storey -4.3%	S$617,221.58
Feb 20257 to 9	488A TAMPINES AVENUE 9same street · 104 sqm	S$620,000market +0.7%	S$624,626.87
Feb 20257 to 9	486C TAMPINES AVENUE 9same street · 108 sqm	S$620,000market +0.7%	S$624,626.87
Dec 20244 to 6	487A TAMPINES AVENUE 9same street · 105 sqm	S$615,000market +2.3% · storey +4.5%	S$657,388.63

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-11-01.

5-room

S$756,417.60

Typical range S$733,750–S$765,398.23

See the 20 comparable sales

Sale	Home	Original	Adjusted
May 202510 to 12	485B TAMPINES AVENUE 9same building · 121 sqm	S$761,000market -0.2% · storey -4.5%	S$725,290.76
Oct 20267 to 9	488A TAMPINES AVENUE 9same street · 121 sqm	S$700,000no adjustment	S$700,000
Sep 20267 to 9	485A TAMPINES AVENUE 9same street · 125 sqm	S$760,000no adjustment	S$760,000
Aug 202610 to 12	493B TAMPINES AVENUE 9same street · 123 sqm	S$800,000storey -4.5%	S$763,966.82
Aug 202610 to 12	491A TAMPINES AVENUE 9same street · 126 sqm	S$785,000storey -4.5%	S$749,642.44
Aug 202610 to 12	496D TAMPINES AVENUE 9same street · 127 sqm	S$750,000storey -4.5%	S$716,218.89
Jul 20267 to 9	496D TAMPINES AVENUE 9same street · 124 sqm	S$793,000no adjustment	S$793,000
Jul 20267 to 9	493A TAMPINES AVENUE 9same street · 128 sqm	S$780,000no adjustment	S$780,000
Jul 20267 to 9	486A TAMPINES AVENUE 9same street · 126 sqm	S$765,000no adjustment	S$765,000
Jul 20267 to 9	486A TAMPINES AVENUE 9same street · 127 sqm	S$735,000no adjustment	S$735,000
Jul 20267 to 9	486B TAMPINES AVENUE 9same street · 124 sqm	S$730,000no adjustment	S$730,000
Jul 20264 to 6	494B TAMPINES AVENUE 9same street · 120 sqm	S$720,000storey +4.7%	S$753,959.45
Jun 20264 to 6	488A TAMPINES AVENUE 9same street · 121 sqm	S$730,000market -0.1% · storey +4.7%	S$763,300.29
May 20267 to 9	486A TAMPINES AVENUE 9same street · 126 sqm	S$760,000market -0.1%	S$758,875.74
May 20267 to 9	488A TAMPINES AVENUE 9same street · 121 sqm	S$740,000market -0.1%	S$738,905.33
May 20264 to 6	493A TAMPINES AVENUE 9same street · 125 sqm	S$710,000market -0.1% · storey +4.7%	S$742,387.95
Mar 20267 to 9	491A TAMPINES AVENUE 9same street · 124 sqm	S$785,000market -0.4%	S$781,526.55
Feb 20267 to 9	486C TAMPINES AVENUE 9same street · 127 sqm	S$770,000market -0.4%	S$766,592.92
Jan 202610 to 12	485A TAMPINES AVENUE 9same street · 125 sqm	S$765,000market -0.4% · storey -4.5%	S$727,310.78
Jan 20261 to 3	485A TAMPINES AVENUE 9same street · 125 sqm	S$720,000market -0.4% · storey +9.7%	S$786,027.17

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
4-room	None	–	–	S$648,000 in Aug 2025
5-room	None	–	–	S$761,000 in May 2025

Price history

Quarterly median sale price. Hover or focus a point for its value.

4-room

5-room

Getting around

Tampines East MRT StationExit D10 min walk780 m
Tampines MRT StationExit B23 min walk1.9 km
Pasir Ris MRT StationExit A30 min walk2.5 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

Primary, 1 to 2 km

Other schools within 1 km

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Pasir Ris Central Hawker Centre42 cooked-food stalls1.6 km
Hawker Centre @ Our Tampines Hub42 cooked-food stalls1.9 km
Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)45 cooked-food stalls2.1 km

Shopping malls

Eastlink Mall8 TAMPINES CENTRAL 1 EASTLINK MALL SINGAPORE 5295431.5 km
Tampines Mall4 TAMPINES CENTRAL 5 TAMPINES MALL SINGAPORE 5295101.5 km
Pasir Ris Mall7 PASIR RIS CENTRAL PASIR RIS MALL SINGAPORE 5196121.8 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 143 sales

Month	Flat type	Storey	Size	Price	S$ psf
Aug 2025	4-roomModel A	7 to 9	104 sqm (1,119 sqft)	S$648,000	579
May 2025	5-roomImproved	10 to 12	121 sqm (1,302 sqft)	S$761,000	584
Apr 2025	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$640,000	572
Jan 2025	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$605,000	540
Sep 2024	5-roomImproved	4 to 6	121 sqm (1,302 sqft)	S$780,000	599
Aug 2024	4-roomModel A	7 to 9	104 sqm (1,119 sqft)	S$595,000	532
Jul 2024	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$570,000	509
Jun 2024	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$550,000	491
May 2024	4-roomModel A	7 to 9	104 sqm (1,119 sqft)	S$608,000	543
Nov 2023	5-roomImproved	1 to 3	121 sqm (1,302 sqft)	S$580,000	445
Dec 2022	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$553,000	494
Aug 2022	5-roomImproved	10 to 12	121 sqm (1,302 sqft)	S$600,000	461
Oct 2021	5-roomImproved	1 to 3	121 sqm (1,302 sqft)	S$540,000	415
Jun 2021	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$430,000	384
Mar 2021	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$430,000	384
Feb 2021	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$390,000	348
Jul 2020	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$392,000	350
Dec 2019	4-roomModel A	7 to 9	104 sqm (1,119 sqft)	S$395,000	353
Oct 2019	5-roomImproved	1 to 3	121 sqm (1,302 sqft)	S$445,000	342
Oct 2018	5-roomImproved	4 to 6	121 sqm (1,302 sqft)	S$480,000	369
Sep 2018	5-roomImproved	7 to 9	121 sqm (1,302 sqft)	S$520,000	399
Mar 2018	4-roomModel A	10 to 12	104 sqm (1,119 sqft)	S$415,000	371
Jan 2018	5-roomImproved	4 to 6	121 sqm (1,302 sqft)	S$478,000	367
Jan 2016	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$428,000	382
Oct 2015	4-roomModel A	1 to 3	104 sqm (1,119 sqft)	S$385,000	344
Oct 2014	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$405,000	362
Mar 2014	4-roomModel A	7 to 9	104 sqm (1,119 sqft)	S$428,000	382
Jan 2014	4-roomModel A	4 to 6	104 sqm (1,119 sqft)	S$405,000	362
Apr 2013	5-roomImproved	1 to 3	121 sqm (1,302 sqft)	S$503,000	386
Nov 2012	5-roomImproved	7 to 9	121 sqm (1,302 sqft)	S$542,000	416

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.