Blk 498J Tampines St 45

Block 498J Tampines Street 45, Tampines · S527498 · 81 resale transactions since 2000

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4-room

$680k

$596 psf · 1 sale

Typically 106 sqm

5-room

–

No sales in 12 months · last $745k in Aug 2025

Executive

$950k

$617 psf · 1 sale

Typically 143 sqm

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

For sale now

$780,000

$580 psf · 125 sqm

Above estimate

5-room · storey 01–05 of 10 · 69 years lease left

Our estimate $709k–$760k · asking 6% above

Demand61

Rarity0

Last 5-room sale here: $745k, storey 04–06, Aug 2025. Listed 347 days ago. $11k 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 · 4-room

Around here, each floor up adds about 0.7% to the price of a 4-room flat in the same block. Storeys 10–12 sell for 6% more than storeys 01–03.

Storeyvs lowestSales

01–03–39

04–06+1%37

07–09+4%64

10–12+6%41

4-room sales over the last 5 years in blocks within 500 m in Tampines, this one included (181 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): 69 years left. CPF and an HDB loan can be used in full if the youngest buyer is 26 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.
2036: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
2046: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2056: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2066: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2076: 20 years left. No more HDB loans: they must end 20 years before the lease.
2096: 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 1997 · 69 years left (ends 2096)
Completed: 1995
Storeys: 10
Flats: 72 (30 × 4-room, 28 × 5-room, 14 × Executive)
Postal code: Singapore 527498
Nearest station: Tampines East MRT · 720 m (about 12 min walk)
Nearest hawker centre: Pasir Ris Central Hawker Centre · 1.3 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 510 m
Tampines North Primary School 960 m

1–2 km

Casuarina Primary School 1.0 km
Gongshang Primary School 1.1 km
Pasir Ris Primary School 1.2 km
East Spring Primary School 1.3 km
Yumin Primary School 1.5 km
Chongzheng Primary School 1.5 km
Elias Park Primary School 1.8 km
Angsana Primary School 2.0 km

Location

Nearby blocks · 4-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 498H Tampines St 45	70 m	69y	$640k	$561	1
Blk 498L Tampines St 45	110 m	69y	$665k	$583	1
Blk 490A Tampines St 45	140 m	66y	$660k	$573	1
Blk 494G Tampines St 45	160 m	91y	$710k	$717	3
Blk 498G Tampines St 45	170 m	69y	$640k	$561	3
Blk 489C Tampines St 45	170 m	61y	$650k	$581	3
Blk 498M Tampines St 45	180 m	69y	$639k	$560	4
Blk 494H Tampines St 45	220 m	91y	$718k	$717	8

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 2026	4-room	07–09	106	Premium Apartment	69y	$680,000	$596
Feb 2026	Executive	07–09	143	Premium Apartment	70y	$950,000	$617
Aug 2025	Executive	07–09	147	Premium Maisonette	70y	$1,208,000	$763
Aug 2025	5-room	04–06	125	Premium Apartment	70y	$745,000	$554
Jan 2025	4-room	01–03	106	Premium Apartment	71y	$605,000	$530
Aug 2024	5-room	07–09	124	Premium Apartment	71y	$749,000	$561
May 2023	4-room	01–03	106	Premium Apartment	73y	$600,000	$526
Dec 2022	Executive	10–12	143	Premium Apartment	73y	$800,000	$520
Apr 2022	4-room	01–03	106	Premium Apartment	74y	$495,000	$434
Feb 2022	Executive	07–09	147	Premium Maisonette	74y	$912,000	$576
Jul 2021	4-room	04–06	106	Premium Apartment	75y	$465,000	$408
Mar 2021	4-room	07–09	106	Premium Apartment	75y	$460,000	$403
Mar 2021	4-room	01–03	106	Premium Apartment	75y	$435,000	$381
Nov 2019	Executive	07–09	147	Premium Maisonette	76y	$655,000	$414
Apr 2019	5-room	04–06	125	Premium Apartment	77y	$525,000	$390
Aug 2017	4-room	01–03	106	Premium Apartment	78y	$418,000	$366
May 2017	4-room	04–06	106	Premium Apartment	79y	$450,000	$394
Aug 2016	4-room	07–09	106	Premium Apartment	79y	$440,000	$386
Aug 2016	4-room	07–09	106	Premium Apartment	79y	$432,000	$379
Mar 2016	5-room	01–03	125	Premium Apartment	80y	$520,000	$386
Mar 2016	4-room	07–09	106	Premium Apartment	80y	$439,000	$385
Oct 2015	4-room	04–06	106	Premium Apartment	80y	$427,000	$374
Oct 2015	4-room	01–03	106	Premium Apartment	80y	$395,000	$346
Apr 2015	5-room	07–09	124	Premium Apartment	81y	$545,000	$408
Feb 2015	5-room	04–06	125	Premium Apartment	81y	$580,000	$431
Feb 2015	4-room	04–06	106	Premium Apartment	81y	$495,000	$434
Mar 2014	4-room	01–03	106	Premium Apartment	82y	$485,000	$425
Apr 2013	4-room	04–06	106	Premium Apartment	83y	$515,000	$451
Sep 2011	5-room	07–09	124	Premium Apartment	84y	$570,000	$427
Sep 2011	5-room	07–09	124	Premium Apartment	84y	$530,000	$397
Mar 2011	Executive	07–09	143	Premium Apartment	85y	$568,000	$369
Sep 2010	5-room	01–03	124	Premium Apartment	85y	$434,000	$325
Sep 2010	4-room	01–03	106	Premium Apartment	85y	$407,000	$357
Aug 2010	5-room	07–09	124	Premium Apartment	85y	$480,000	$360
Jul 2010	4-room	01–03	106	Premium Apartment	86y	$418,000	$366
Oct 2009	4-room	07–09	106	Premium Apartment	86y	$369,000	$323
Apr 2009	Executive	07–09	147	Premium Maisonette	87y	$535,000	$338
Aug 2008	4-room	01–03	106	Premium Apartment	87y	$345,000	$302
Dec 2007	4-room	04–06	106	Premium Apartment	88y	$328,000	$287
Nov 2007	4-room	01–03	106	Premium Apartment	88y	$285,000	$250
Jul 2007	4-room	01–03	106	Premium Apartment	89y	$285,000	$250
Jun 2007	4-room	04–06	106	Premium Apartment	89y	$293,888	$258
Nov 2006	Executive	07–09	143	Premium Apartment	89y	$403,000	$262
May 2006	Executive	10–12	143	Premium Apartment	90y	$395,000	$257
Mar 2006	5-room	01–03	124	Premium Apartment	90y	$330,000	$247
May 2005	5-room	07–09	124	Premium Apartment	91y	$336,000	$252
Mar 2005	Executive	07–09	147	Premium Maisonette	91y	$430,000	$272
Dec 2004	5-room	07–09	124	Premium Apartment	91y	$345,000	$258
Jul 2004	Executive	10–12	143	Premium Apartment	92y	$405,000	$263
May 2004	5-room	01–03	125	Premium Apartment	92y	$332,000	$247
Oct 2003	4-room	04–06	106	Premium Apartment	92y	$290,000	$254
Jul 2003	4-room	01–03	106	Premium Apartment	93y	$300,000	$263
Jun 2003	4-room	07–09	106	Premium Apartment	93y	$281,000	$246
May 2003	5-room	01–03	125	Premium Apartment	93y	$356,000	$265
May 2003	4-room	07–09	106	Premium Apartment	93y	$288,000	$252
Apr 2003	4-room	04–06	106	Premium Apartment	93y	$278,800	$244
Jan 2003	4-room	04–06	106	Premium Apartment	93y	$278,000	$244
Nov 2002	4-room	07–09	106	Premium Apartment	93y	$290,000	$254
Apr 2002	4-room	04–06	106	Premium Apartment	94y	$283,800	$249
Nov 2001	5-room	04–06	125	Premium Apartment	94y	$369,000	$274
Sep 2001	5-room	01–03	125	Premium Apartment	94y	$367,000	$273
Aug 2001	5-room	07–09	124	Premium Apartment	94y	$395,000	$296
Jul 2001	4-room	04–06	106	Premium Apartment	95y	$288,000	$252
Jun 2001	Executive	07–09	143	Premium Apartment	95y	$530,000	$344
Jun 2001	4-room	01–03	106	Premium Apartment	95y	$273,800	$240
Jun 2001	4-room	01–03	106	Premium Apartment	95y	$275,000	$241
May 2001	5-room	10–12	124	Premium Apartment	95y	$398,000	$298
Apr 2001	4-room	01–03	106	Premium Apartment	95y	$289,000	$253
Mar 2001	Executive	07–09	147	Premium Maisonette	95y	$515,000	$325
Jan 2001	4-room	04–06	106	Premium Apartment	95y	$295,000	$259
Dec 2000	Executive	10–12	143	Premium Apartment	95y	$512,000	$333
Dec 2000	4-room	01–03	106	Premium Apartment	95y	$300,000	$263
Dec 2000	4-room	04–06	106	Premium Apartment	95y	$310,000	$272
Oct 2000	5-room	07–09	124	Premium Apartment	95y	$435,000	$326
Oct 2000	4-room	04–06	106	Premium Apartment	95y	$298,000	$261
Sep 2000	5-room	04–06	125	Premium Apartment	95y	$422,000	$314
Aug 2000	Executive	07–09	147	Premium Maisonette	95y	$598,000	$378
Aug 2000	4-room	04–06	106	Premium Apartment	95y	$325,000	$285
Jul 2000	Executive	07–09	143	Premium Apartment	96y	$570,000	$370
Jul 2000	5-room	07–09	124	Premium Apartment	96y	$465,000	$348
Jul 2000	4-room	07–09	106	Premium Apartment	96y	$312,000	$273