Blk 486B Tampines Ave 9

Block 486B Tampines Avenue 9, Tampines · S521486 · 108 resale transactions since 1994

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4-room

–

No sales in 12 months · last $610k in Sep 2025

5-room

$730k

$547 psf · 1 sale

Typically 124 sqm

12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.

For sale now

$628,000

$545 psf · 107 sqm

Fair price

4-room · storey 01–05 of 12 · 65 years lease left

Our estimate $611k–$643k · asking 0% below

Sought after
276 m to Tampines East

Demand78

Rarity0

Last 4-room sale here: $610k, storey 01–03, Sep 2025. Listed 72 days ago. $10k per year of lease left.

Details on HDB Flat Portal ↗

Listed on the HDB Flat Portal. Our estimate, demand and rarity readings are explained on the listings page.

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 · 5-room

Around here, each floor up adds about 0.7% to the price of a 5-room flat in the same block. Storeys 10–12 sell for 7% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–51–

04–06+3%62$561 psf

07–09+4%52–

10–12+7%46–

5-room sales over the last 5 years in blocks within 500 m in Tampines, this one included (211 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): 65 years left. CPF and an HDB loan can be used in full if the youngest buyer is 30 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.
2032: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
2042: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2052: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2062: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2072: 20 years left. No more HDB loans: they must end 20 years before the lease.
2092: 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 1993 · 65 years left (ends 2092)
Completed: 1993
Storeys: 12
Flats: 99 (55 × 4-room, 44 × 5-room)
Postal code: Singapore 521486
Nearest station: Tampines East MRT · 280 m (about 4 min walk)
Nearest hawker centre: Pasir Ris Central Hawker Centre · 1.7 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 840 m
Gongshang Primary School 880 m
East Spring Primary School 900 m
Tampines North Primary School 910 m

1–2 km

Chongzheng Primary School 1.1 km
Yumin Primary School 1.1 km
Casuarina Primary School 1.5 km
Pasir Ris Primary School 1.6 km
Tampines Primary School 1.8 km

Location

Nearby blocks · 5-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 486C Tampines Ave 9	60 m	65y	$770k	$563	1
Blk 486A Tampines Ave 9	80 m	66y	$748k	$549	4
Blk 485B Tampines Ave 9	80 m	61y	$761k	$584	1
Blk 488A Tampines Ave 9	130 m	61y	$731k	$561	5
Blk 485A Tampines Ave 9	150 m	66y	$746k	$554	4
Blk 497B Tampines St 45	150 m	68y	$800k	$572	3
Blk 489B Tampines St 45	240 m	66y	$750k	$498	1
Blk 461 Tampines St 44	280 m	58y	$720k	$548	2

5-room sales over the last 24 months within 1.2 km.

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Jul 2026	5-room	07–09	124	Improved	66y	$730,000	$547
Sep 2025	4-room	01–03	107	Model A	66y	$610,000	$530
Jul 2025	4-room	01–03	107	Model A	67y	$628,000	$545
Apr 2025	4-room	07–09	107	Model A	67y	$668,000	$580
Dec 2023	5-room	04–06	124	Improved	68y	$695,000	$521
Sep 2023	5-room	04–06	141	Model A	68y	$750,000	$494
Dec 2022	4-room	01–03	107	Model A	69y	$505,000	$438
Nov 2022	5-room	01–03	141	Model A	69y	$730,000	$481
Dec 2021	5-room	01–03	124	Improved	70y	$568,000	$426
Dec 2021	5-room	04–06	124	Improved	70y	$548,000	$411
May 2021	4-room	01–03	107	Model A	71y	$440,000	$382
Oct 2018	4-room	07–09	107	Model A	73y	$433,000	$376
Apr 2018	5-room	10–12	141	Model A	74y	$680,000	$448
Sep 2017	5-room	04–06	141	Model A	74y	$528,000	$348
Sep 2017	4-room	01–03	107	Model A	74y	$410,000	$356
Aug 2017	5-room	07–09	124	Improved	74y	$490,000	$367
Jun 2017	5-room	01–03	141	Model A	75y	$488,000	$322
Mar 2017	4-room	10–12	107	Model A	75y	$438,000	$380
Jan 2017	4-room	01–03	107	Model A	75y	$420,000	$365
Aug 2016	4-room	07–09	107	Model A	75y	$450,000	$391
Apr 2016	5-room	01–03	141	Model A	76y	$505,000	$333
Sep 2015	5-room	04–06	141	Model A	76y	$558,000	$368
Jan 2014	4-room	01–03	107	Model A	78y	$441,000	$383
Mar 2013	5-room	01–03	124	Improved	79y	$538,500	$403
Jul 2012	5-room	04–06	124	Improved	80y	$525,000	$393
May 2012	5-room	06–10	124	Improved	80y	$493,000	$369
Mar 2012	5-room	11–15	141	Model A	80y	$570,000	$376
Mar 2012	4-room	11–15	107	Model A	80y	$490,000	$425
Sep 2011	4-room	04–06	107	Model A	80y	$438,000	$380
Sep 2010	4-room	01–03	107	Model A	81y	$335,000	$291
Jul 2010	4-room	01–03	107	Model A	82y	$346,000	$300
May 2010	4-room	01–03	107	Model A	82y	$360,000	$313
Apr 2010	5-room	10–12	124	Improved	82y	$420,000	$315
Mar 2010	5-room	04–06	141	Model A	82y	$435,000	$287
Mar 2010	5-room	10–12	124	Improved	82y	$435,000	$326
May 2009	5-room	04–06	124	Improved	83y	$360,000	$270
Dec 2008	5-room	10–12	141	Model A	83y	$400,000	$264
May 2008	4-room	04–06	107	Model A	84y	$260,000	$226
Feb 2008	5-room	10–12	124	Improved	84y	$330,000	$247
Dec 2007	5-room	07–09	124	Improved	84y	$336,000	$252
Feb 2007	4-room	01–03	107	Model A	85y	$245,000	$213
Jun 2006	4-room	07–09	107	Model A	86y	$255,000	$221
Feb 2006	4-room	01–03	107	Model A	86y	$245,500	$213
Dec 2005	4-room	07–09	107	Model A	86y	$248,500	$216
Oct 2005	5-room	07–09	141	Model A	86y	$343,800	$227
Aug 2005	5-room	07–09	124	Improved	86y	$288,000	$216
Dec 2004	5-room	01–03	141	Model A	87y	$385,000	$254
Oct 2004	5-room	04–06	141	Model A	87y	$320,000	$211
Oct 2004	4-room	01–03	107	Model A	87y	$212,000	$184
Aug 2004	4-room	07–09	107	Model A	87y	$250,000	$217
Jul 2004	5-room	10–12	124	Improved	88y	$285,000	$214
Jun 2004	4-room	04–06	107	Model A	88y	$244,000	$212
Jan 2004	4-room	07–09	107	Model A	88y	$265,000	$230
Dec 2003	4-room	04–06	107	Model A	88y	$263,000	$228
Sep 2003	5-room	10–12	124	Improved	88y	$335,000	$251
Sep 2003	5-room	07–09	124	Improved	88y	$340,000	$255
Jan 2003	5-room	10–12	124	Improved	89y	$314,380	$236
Nov 2002	5-room	10–12	141	Model A	89y	$370,000	$244
Oct 2002	4-room	01–03	107	Model A	89y	$247,000	$214
Sep 2002	4-room	10–12	107	Model A	89y	$258,000	$224
Apr 2002	5-room	01–03	141	Model A	90y	$345,000	$227
Mar 2002	5-room	04–06	124	Improved	90y	$322,000	$241
Feb 2002	5-room	07–09	124	Improved	90y	$333,000	$249
Feb 2002	5-room	01–03	124	Improved	90y	$318,000	$238
Oct 2001	5-room	10–12	141	Model A	90y	$385,000	$254
Oct 2001	4-room	01–03	107	Model A	90y	$254,000	$221
Sep 2001	4-room	01–03	107	Model A	90y	$253,000	$220
Jul 2001	5-room	07–09	124	Improved	91y	$351,000	$263
May 2001	4-room	07–09	107	Model A	91y	$286,000	$248
Oct 2000	4-room	10–12	107	Model A	91y	$285,000	$247
Mar 2000	5-room	07–09	124	Improved	92y	$380,000	$285
Mar 2000	4-room	10–12	107	Model A	92y	$312,000	$271
Mar 2000	4-room	10–12	107	Model A	92y	$303,000	$263
Jan 2000	4-room	10–12	107	Model A	92y	$295,000	$256
Jan 2000	4-room	07–09	107	Model A	92y	$292,000	$254
Nov 1999	4-room	07–09	107	Model A	92y	$302,000	$262
Oct 1999	4-room	10–12	107	Model A	92y	$278,000	$241
Jul 1999	5-room	04–06	141	Model A	93y	$370,000	$244
Mar 1999	4-room	10–12	107	Model A	93y	$288,000	$250
Feb 1999	5-room	10–12	124	Improved	93y	$362,000	$271
Feb 1999	5-room	01–03	124	Improved	93y	$358,500	$269
Feb 1999	4-room	01–03	107	Model A	93y	$265,000	$230
Jan 1999	5-room	01–03	124	Improved	93y	$345,000	$258
Jan 1999	4-room	07–09	107	Model A	93y	$303,000	$263
Jan 1999	4-room	01–03	107	Model A	93y	$270,000	$234
Nov 1998	4-room	10–12	107	Model A	93y	$280,000	$243
Oct 1998	5-room	10–12	141	Model A	93y	$434,000	$286
Oct 1998	5-room	10–12	141	Model A	93y	$419,000	$276
Oct 1998	5-room	07–09	141	Model A	93y	$411,000	$271
Oct 1998	5-room	04–06	141	Model A	93y	$395,000	$260
Oct 1998	4-room	07–09	107	Model A	93y	$288,000	$250
Oct 1998	4-room	04–06	107	Model A	93y	$287,000	$249
Sep 1998	5-room	10–12	141	Model A	93y	$438,000	$289
Sep 1998	5-room	07–09	141	Model A	93y	$430,000	$283
Sep 1998	5-room	10–12	124	Improved	93y	$390,000	$292
Sep 1998	5-room	04–06	124	Improved	93y	$388,000	$291
Sep 1998	4-room	01–03	107	Model A	93y	$272,000	$236
Aug 1998	4-room	10–12	107	Model A	93y	$275,000	$239
Aug 1998	4-room	04–06	107	Model A	93y	$278,000	$241
Jul 1998	5-room	10–12	124	Improved	94y	$366,000	$274