Blk 496F Tampines Ave 9
Block 496F Tampines Avenue 9, Tampines · S522496 · 38 resale transactions since 1997
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 · 5-room
Around here, each floor up adds about 0.6% to the price of a 5-room flat in the same block. Storeys 10–12 sell for 6% more than storeys 01–03.
5-room sales over the last 5 years in blocks within 500 m in Tampines, this one included (140 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. 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
- 1992
- Storeys
- 13
- Flats
- 48 (48 × 5-room)
- Postal code
- Singapore 522496
- Nearest station
- Tampines East MRT · 660 m (about 11 min walk)
- Nearest hawker centre
- Hawker Centre @ Our Tampines Hub · 1.4 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
- Tampines North Primary School 160 m
- Gongshang Primary School 380 m
1–2 km
- Yumin Primary School 1.0 km
- Chongzheng Primary School 1.1 km
- Angsana Primary School 1.3 km
- White Sands Primary School 1.3 km
- Tampines Primary School 1.4 km
- Casuarina Primary School 1.5 km
- East Spring Primary School 1.5 km
- Elias Park Primary School 1.7 km
- Poi Ching School 1.7 km
- Junyuan Primary School 1.9 km
- St. Hilda's Primary School 1.9 km
- Pasir Ris Primary School 1.9 km
Location
Nearby blocks · 5-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 496G Tampines Ave 9 | 60 m | 65y | $720k | $553 | 1 |
| Blk 496E Tampines Ave 9 | 80 m | 65y | $740k | $543 | 3 |
| Blk 496D Tampines Ave 9 | 120 m | 65y | $750k | $549 | 5 |
| Blk 496B Tampines St 43 | 150 m | 65y | $769k | $571 | 5 |
| Blk 440 Tampines St 43 | 170 m | 58y | $688k | $524 | 3 |
| Blk 496C Tampines St 43 | 170 m | 65y | $758k | $572 | 2 |
| Blk 432 Tampines St 41 | 180 m | 58y | $743k | $566 | 5 |
| Blk 493C Tampines St 43 | 230 m | 65y | $780k | $584 | 1 |
5-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Feb 2025 | 5-room | 01–03 | 125 | Improved | 67y | $700,000 | $520 |
| Nov 2021 | 5-room | 10–12 | 123 | Improved | 70y | $598,000 | $452 |
| Jun 2015 | 5-room | 10–12 | 135 | Model A | 77y | $518,000 | $356 |
| Mar 2014 | 5-room | 04–06 | 135 | Model A | 78y | $535,000 | $368 |
| Dec 2012 | 5-room | 01–03 | 125 | Improved | 79y | $534,000 | $397 |
| Jul 2012 | 5-room | 07–09 | 135 | Model A | 80y | $561,000 | $386 |
| Jun 2011 | 5-room | 13–15 | 122 | Improved | 81y | $450,000 | $343 |
| Apr 2010 | 5-room | 04–06 | 122 | Improved | 82y | $390,000 | $297 |
| Mar 2010 | 5-room | 13–15 | 135 | Model A | 82y | $415,000 | $286 |
| Sep 2009 | 5-room | 10–12 | 135 | Model A | 82y | $416,000 | $286 |
| May 2009 | 5-room | 04–06 | 135 | Model A | 83y | $368,000 | $253 |
| Nov 2005 | 5-room | 10–12 | 123 | Improved | 86y | $290,000 | $219 |
| May 2005 | 5-room | 07–09 | 123 | Improved | 87y | $305,000 | $230 |
| Nov 2004 | 5-room | 13–15 | 122 | Improved | 87y | $303,000 | $231 |
| Nov 2004 | 5-room | 04–06 | 123 | Improved | 87y | $302,500 | $228 |
| Aug 2003 | 5-room | 01–03 | 135 | Model A | 88y | $340,000 | $234 |
| Dec 2002 | 5-room | 10–12 | 126 | Improved | 89y | $336,000 | $248 |
| Sep 2002 | 5-room | 01–03 | 123 | Improved | 89y | $312,000 | $236 |
| Apr 2002 | 5-room | 01–03 | 135 | Model A | 90y | $351,000 | $242 |
| Jul 2001 | 5-room | 10–12 | 123 | Improved | 91y | $359,800 | $272 |
| Mar 2001 | 5-room | 04–06 | 123 | Improved | 91y | $353,000 | $267 |
| Jan 2001 | 5-room | 04–06 | 122 | Improved | 91y | $367,000 | $279 |
| Dec 2000 | 5-room | 10–12 | 126 | Improved | 91y | $351,000 | $259 |
| Sep 2000 | 5-room | 10–12 | 123 | Improved | 91y | $400,000 | $302 |
| Feb 2000 | 5-room | 01–03 | 125 | Improved | 92y | $355,000 | $264 |
| Aug 1999 | 5-room | 01–03 | 125 | Improved | 92y | $337,000 | $250 |
| Jun 1999 | 5-room | 07–09 | 123 | Improved | 93y | $360,000 | $272 |
| Jun 1999 | 5-room | 01–03 | 122 | Improved | 93y | $333,000 | $254 |
| Mar 1999 | 5-room | 04–06 | 122 | Improved | 93y | $360,000 | $274 |
| Feb 1999 | 5-room | 01–03 | 122 | Improved | 93y | $330,000 | $251 |
| Jan 1999 | 5-room | 04–06 | 125 | Improved | 93y | $347,000 | $258 |
| Dec 1998 | 5-room | 07–09 | 135 | Model A | 93y | $425,000 | $292 |
| Sep 1998 | 5-room | 10–12 | 126 | Improved | 93y | $378,000 | $279 |
| Feb 1998 | 5-room | 04–06 | 125 | Improved | 94y | $410,000 | $305 |
| Jan 1998 | 5-room | 07–09 | 135 | Model A | 94y | $466,000 | $321 |
| Dec 1997 | 5-room | 10–12 | 135 | Model A | 94y | $470,000 | $323 |
| Oct 1997 | 5-room | 04–06 | 122 | Improved | 94y | $409,500 | $312 |
| Sep 1997 | 5-room | 10–12 | 135 | Model A | 94y | $475,000 | $327 |