Blk 485B Tampines Ave 9
Block 485B Tampines Avenue 9, Tampines · S521485 · 143 resale transactions since 1994
4-room
–
No sales in 12 months · last $648k in Aug 2025
5-room
–
No sales in 12 months · last $761k in May 2025
12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.
Price history
Each dot is one sale; the line is the median per quarter.
What's a flat here worth?
What a higher floor adds · 4-room
Around here, each floor up adds about 0.6% to the price of a 4-room flat in the same block. Storeys 10–12 sell for 5% more than storeys 01–03.
Storeyvs lowestSalesThis block
01–03–63–
04–06+1%64–
07–09+4%82$576 psf
10–12+5%58$558 psf
4-room sales over the last 5 years in blocks within 500 m in Tampines, this one included (267 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. The last column is this block's median $psf where it had 3 or more sales in the band. View and facing also play a part.
Lease timeline
- Now (2026): 61 years left. CPF and an HDB loan can be used in full if the youngest buyer is 34 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
- 2028: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
- 2038: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
- 2048: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
- 2058: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
- 2068: 20 years left. No more HDB loans: they must end 20 years before the lease.
- 2088: the lease ends and the flat goes back to HDB.
From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →
Block facts
- Lease
- 99 years from 1989 · 61 years left (ends 2088)
- Completed
- 1988
- Storeys
- 12
- Flats
- 110 (70 × 4-room, 40 × 5-room)
- Postal code
- Singapore 521485
- Nearest station
- Tampines East MRT · 330 m (about 5 min walk)
- Nearest hawker centre
- Pasir Ris Central Hawker Centre · 1.6 km
Primary schools nearby
Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.
Within 1 km
- White Sands Primary School 810 m
- Tampines North Primary School 860 m
- Gongshang Primary School 860 m
- East Spring Primary School 990 m
1–2 km
- Chongzheng Primary School 1.2 km
- Yumin Primary School 1.2 km
- Casuarina Primary School 1.4 km
- Pasir Ris Primary School 1.6 km
- Tampines Primary School 1.8 km
- Angsana Primary School 2.0 km
Location
Nearby blocks · 4-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 488A Tampines Ave 9 | 40 m | 61y | $620k | $554 | 1 |
| Blk 486B Tampines Ave 9 | 80 m | 65y | $628k | $545 | 3 |
| Blk 488B Tampines St 45 | 100 m | 62y | $649k | $550 | 2 |
| Blk 486C Tampines Ave 9 | 140 m | 65y | $616k | $529 | 2 |
| Blk 464 Tampines St 44 | 140 m | 58y | $535k | $592 | 1 |
| Blk 487A Tampines Ave 9 | 160 m | 62y | $615k | $544 | 1 |
| Blk 489A Tampines St 45 | 160 m | 61y | $605k | $540 | 3 |
| Blk 462 Tampines St 44 | 180 m | 59y | $572k | $598 | 2 |
4-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Aug 2025 | 4-room | 07–09 | 104 | Model A | 62y | $648,000 | $579 |
| May 2025 | 5-room | 10–12 | 121 | Improved | 63y | $761,000 | $584 |
| Apr 2025 | 4-room | 10–12 | 104 | Model A | 63y | $640,000 | $572 |
| Jan 2025 | 4-room | 10–12 | 104 | Model A | 63y | $605,000 | $540 |
| Sep 2024 | 5-room | 04–06 | 121 | Improved | 63y | $780,000 | $599 |
| Aug 2024 | 4-room | 07–09 | 104 | Model A | 63y | $595,000 | $532 |
| Jul 2024 | 4-room | 04–06 | 104 | Model A | 64y | $570,000 | $509 |
| Jun 2024 | 4-room | 10–12 | 104 | Model A | 64y | $550,000 | $491 |
| May 2024 | 4-room | 07–09 | 104 | Model A | 64y | $608,000 | $543 |
| Nov 2023 | 5-room | 01–03 | 121 | Improved | 64y | $580,000 | $445 |
| Dec 2022 | 4-room | 10–12 | 104 | Model A | 65y | $553,000 | $494 |
| Aug 2022 | 5-room | 10–12 | 121 | Improved | 65y | $600,000 | $461 |
| Oct 2021 | 5-room | 01–03 | 121 | Improved | 66y | $540,000 | $415 |
| Jun 2021 | 4-room | 10–12 | 104 | Model A | 67y | $430,000 | $384 |
| Mar 2021 | 4-room | 04–06 | 104 | Model A | 67y | $430,000 | $384 |
| Feb 2021 | 4-room | 04–06 | 104 | Model A | 67y | $390,000 | $348 |
| Jul 2020 | 4-room | 04–06 | 104 | Model A | 68y | $392,000 | $350 |
| Dec 2019 | 4-room | 07–09 | 104 | Model A | 68y | $395,000 | $353 |
| Oct 2019 | 5-room | 01–03 | 121 | Improved | 68y | $445,000 | $342 |
| Oct 2018 | 5-room | 04–06 | 121 | Improved | 69y | $480,000 | $369 |
| Sep 2018 | 5-room | 07–09 | 121 | Improved | 69y | $520,000 | $399 |
| Mar 2018 | 4-room | 10–12 | 104 | Model A | 70y | $415,000 | $371 |
| Jan 2018 | 5-room | 04–06 | 121 | Improved | 70y | $478,000 | $367 |
| Jan 2016 | 4-room | 04–06 | 104 | Model A | 72y | $428,000 | $382 |
| Oct 2015 | 4-room | 01–03 | 104 | Model A | 72y | $385,000 | $344 |
| Oct 2014 | 4-room | 04–06 | 104 | Model A | 73y | $405,000 | $362 |
| Mar 2014 | 4-room | 07–09 | 104 | Model A | 74y | $428,000 | $382 |
| Jan 2014 | 4-room | 04–06 | 104 | Model A | 74y | $405,000 | $362 |
| Apr 2013 | 5-room | 01–03 | 121 | Improved | 75y | $503,000 | $386 |
| Nov 2012 | 5-room | 07–09 | 121 | Improved | 75y | $542,000 | $416 |
| Aug 2012 | 5-room | 04–06 | 121 | Improved | 75y | $493,000 | $379 |
| Aug 2012 | 5-room | 01–03 | 121 | Improved | 75y | $492,000 | $378 |
| Aug 2012 | 4-room | 04–06 | 104 | Model A | 75y | $455,000 | $406 |
| Aug 2012 | 4-room | 10–12 | 104 | Model A | 75y | $445,000 | $398 |
| Mar 2012 | 5-room | 06–10 | 121 | Improved | 76y | $485,000 | $372 |
| Dec 2011 | 4-room | 07–09 | 104 | Model A | 76y | $430,000 | $384 |
| Jul 2011 | 5-room | 01–03 | 121 | Improved | 77y | $460,500 | $354 |
| Jun 2011 | 4-room | 04–06 | 104 | Model A | 77y | $418,000 | $373 |
| Aug 2010 | 5-room | 01–03 | 121 | Improved | 77y | $402,000 | $309 |
| Dec 2009 | 5-room | 07–09 | 121 | Improved | 78y | $373,500 | $287 |
| Nov 2009 | 4-room | 04–06 | 104 | Model A | 78y | $332,000 | $297 |
| Sep 2009 | 5-room | 10–12 | 121 | Improved | 78y | $360,000 | $276 |
| Aug 2009 | 4-room | 04–06 | 104 | Model A | 78y | $300,000 | $268 |
| Jul 2009 | 5-room | 04–06 | 121 | Improved | 79y | $360,000 | $276 |
| Jul 2009 | 4-room | 10–12 | 104 | Model A | 79y | $288,000 | $257 |
| Jul 2009 | 4-room | 04–06 | 104 | Model A | 79y | $305,000 | $272 |
| May 2009 | 4-room | 07–09 | 104 | Model A | 79y | $315,000 | $281 |
| Mar 2009 | 5-room | 07–09 | 121 | Improved | 79y | $355,000 | $273 |
| Oct 2008 | 4-room | 07–09 | 104 | Model A | 79y | $307,000 | $274 |
| Aug 2008 | 4-room | 04–06 | 104 | Model A | 79y | $285,000 | $255 |
| Feb 2008 | 5-room | 01–03 | 121 | Improved | 80y | $308,000 | $236 |
| Jul 2007 | 4-room | 04–06 | 104 | Model A | 81y | $247,000 | $221 |
| Mar 2007 | 5-room | 10–12 | 121 | Improved | 81y | $283,000 | $217 |
| Oct 2006 | 4-room | 01–03 | 104 | Model A | 81y | $208,000 | $186 |
| Sep 2006 | 5-room | 07–09 | 121 | Improved | 81y | $280,000 | $215 |
| Feb 2006 | 4-room | 04–06 | 104 | Model A | 82y | $245,000 | $219 |
| Dec 2005 | 4-room | 01–03 | 104 | Model A | 82y | $240,000 | $214 |
| Dec 2005 | 4-room | 04–06 | 104 | Model A | 82y | $235,000 | $210 |
| Sep 2005 | 5-room | 07–09 | 121 | Improved | 82y | $280,000 | $215 |
| Aug 2005 | 4-room | 01–03 | 104 | Model A | 82y | $245,000 | $219 |
| May 2004 | 5-room | 10–12 | 121 | Improved | 84y | $300,000 | $230 |
| Feb 2004 | 5-room | 07–09 | 121 | Improved | 84y | $295,000 | $226 |
| Sep 2003 | 5-room | 04–06 | 121 | Improved | 84y | $285,000 | $219 |
| Sep 2003 | 4-room | 01–03 | 104 | Model A | 84y | $242,500 | $217 |
| Mar 2003 | 5-room | 10–12 | 121 | Improved | 85y | $312,000 | $240 |
| Nov 2002 | 4-room | 07–09 | 104 | Model A | 85y | $248,800 | $222 |
| Oct 2002 | 5-room | 01–03 | 121 | Improved | 85y | $300,000 | $230 |
| Oct 2002 | 4-room | 10–12 | 104 | Model A | 85y | $247,000 | $221 |
| Jul 2002 | 5-room | 10–12 | 121 | Improved | 86y | $328,000 | $252 |
| Mar 2002 | 5-room | 01–03 | 121 | Improved | 86y | $309,000 | $237 |
| Mar 2002 | 4-room | 10–12 | 104 | Model A | 86y | $248,000 | $222 |
| Feb 2002 | 5-room | 01–03 | 121 | Improved | 86y | $297,000 | $228 |
| Feb 2002 | 4-room | 04–06 | 104 | Model A | 86y | $237,200 | $212 |
| Feb 2002 | 4-room | 10–12 | 104 | Model A | 86y | $250,000 | $223 |
| Oct 2001 | 4-room | 04–06 | 104 | Model A | 86y | $243,000 | $217 |
| Jan 2001 | 5-room | 04–06 | 121 | Improved | 87y | $320,000 | $246 |
| Aug 2000 | 4-room | 01–03 | 104 | Model A | 87y | $269,000 | $240 |
| Mar 2000 | 4-room | 01–03 | 104 | Model A | 88y | $282,000 | $252 |
| Dec 1999 | 5-room | 01–03 | 121 | Improved | 88y | $353,000 | $271 |
| Nov 1999 | 5-room | 01–03 | 121 | Improved | 88y | $356,000 | $273 |
| Sep 1999 | 5-room | 04–06 | 121 | Improved | 88y | $370,000 | $284 |
| Jul 1999 | 5-room | 01–03 | 121 | Improved | 89y | $333,000 | $256 |
| Jun 1999 | 5-room | 04–06 | 121 | Improved | 89y | $338,000 | $260 |
| Apr 1999 | 4-room | 10–12 | 104 | Model A | 89y | $270,000 | $241 |
| Mar 1999 | 5-room | 07–09 | 121 | Improved | 89y | $356,000 | $273 |
| Mar 1999 | 4-room | 10–12 | 104 | Model A | 89y | $268,000 | $239 |
| Mar 1999 | 4-room | 07–09 | 104 | Model A | 89y | $259,000 | $231 |
| Feb 1999 | 4-room | 04–06 | 104 | Model A | 89y | $260,000 | $232 |
| Jan 1999 | 5-room | 01–03 | 121 | Improved | 89y | $328,000 | $252 |
| Nov 1998 | 5-room | 07–09 | 121 | Improved | 89y | $355,000 | $273 |
| Nov 1998 | 4-room | 07–09 | 104 | Model A | 89y | $283,000 | $253 |
| Oct 1998 | 5-room | 07–09 | 121 | Improved | 89y | $335,000 | $257 |
| Oct 1998 | 5-room | 10–12 | 121 | Improved | 89y | $360,000 | $276 |
| Sep 1998 | 4-room | 07–09 | 104 | Model A | 89y | $274,000 | $245 |
| Aug 1998 | 5-room | 01–03 | 121 | Improved | 89y | $357,000 | $274 |
| Aug 1998 | 4-room | 07–09 | 104 | Model A | 89y | $278,000 | $248 |
| Aug 1998 | 4-room | 07–09 | 104 | Model A | 89y | $290,000 | $259 |
| Jul 1998 | 4-room | 07–09 | 104 | Model A | 90y | $285,000 | $255 |
| Jun 1998 | 5-room | 10–12 | 121 | Improved | 90y | $365,000 | $280 |
| Jun 1998 | 4-room | 07–09 | 104 | Model A | 90y | $283,000 | $253 |