Blk 485B Tampines Ave 9, Tampines
Blk 485B Tampines Ave 9 in Tampines: completed 1988, 12 storeys, 110 flats. Resales compared with identical flats since 1990, net of stamp duty, and live listings.
Completed 1988 · 99-year lease from 1989 · 12 storeys · 110 flats
Flat mix: 70 4-room and 40 5-room flats.
Block score: 5.2 out of 10
| Part | Weight | Score (1 to 10) | Scored from |
|---|---|---|---|
| MRT or LRT | 20% | 9.4 | Tampines East MRT Station, 330 m in a straight line. |
| City centre | 20% | 3.3 | 14.4 km from Raffles Place in a straight line. |
| Everyday amenities | 15% | 7.0 | 4 of 6 within reach: supermarket, CHAS clinic, pre-school, primary school. |
| Lease left | 15% | 4.6 | 62 years left of a 99-year lease that started in 1989. |
| Resale results | 20% | 1.8 | Resales over the last 10 years came to a median 0.8% a year more than an identical flat's earlier sale, after typical costs for a citizen household (the costs assumed are listed under the resale figures). Ranked against 637 blocks in Tampines. |
| How often flats sell | 10% | 5.5 | 2.1 resales a year for every 100 flats over the last 10 years. Ranked against other blocks in Tampines. |
| Amenity | Nearest | Distance (m) | Within reach |
|---|---|---|---|
| Hawker centre | Pasir Ris Central Hawker Centre | 1609 | No |
| Supermarket | A licensed supermarket | 370 | Yes |
| Park | Tampines Eco Green Pk | 993 | No |
| CHAS clinic | W Y Teh Family Clinic And Surgery | 173 | Yes |
| Pre-school | My First Skool | 190 | Yes |
| Primary school | White Sands Primary School | 807 | Yes |
The overall score is a weighted average of six parts, each from 1 to 10: MRT or LRT 20%, city centre 20%, everyday amenities 15%, lease left 15%, resale results 20%, how often flats sell 10%.
MRT or LRT: 250 m or less to the nearest station exit scores 10, 1.5 km or more scores 1. City centre: 4 km or less from Raffles Place scores 10, 18 km or more scores 1. Both are straight-line distances, not walking routes.
Everyday amenities: how many of six types are within reach. A hawker centre, supermarket, park, CHAS clinic and pre-school count within 500 m, a primary school within 1 km. Each is measured to the point its publisher marks for it, so a large park can start nearer than its distance here.
Lease left: 95 years or more scores 10, 40 years or fewer scores 1.
Resale results and how often flats sell are ranked against the other blocks in the same town: the lowest in town scores 1, the highest 10.
The score compares blocks with each other. It is not a valuation and not advice on whether to buy.
The lists of supermarkets, CHAS clinics and pre-schools were last updated by their publishers in June 2024. Newer ones may be missing.
Contains information from LTA MRT Station Exit, Hawker Centres, Parks, CHAS Clinics, Pre-Schools Location, General information of schools and List of Supermarket Licences accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.
Contains information from HDB Existing Building accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.
How resales here compare
Over the 10 years to Sep 2026, 61% of 23 resales in Blk 485B Tampines Ave 9 sold above an identical flat's earlier price.
Median change +15.3% before costs (middle half -3.3% to +43.9%), about +1.4% a year. The identical flat had last sold a median 6.5 years earlier.
After stamp duty: +13.1% for a citizen household, +7.8% for a household of permanent residents.
After typical costs: +8.4% for a citizen household (57% above), +3.4% for permanent residents.
Over Mar 1999 to Sep 2026, 58% of 79 resales in Blk 485B Tampines Ave 9 sold above an identical flat's earlier price.
Median change +20.0% before costs (middle half -8.9% to +40.2%), about +2.3% a year. The identical flat had last sold a median 6.2 years earlier.
After stamp duty: +18.5% for a citizen household, +18.5% for a household of permanent residents.
After typical costs: +12.3% for a citizen household (56% above), +12.3% for permanent residents.
Net figures cover 70 of the 79 resales: stamp duty rates before March 1996 are not published, so earlier purchases cannot be netted.
Over the 12 months to Sep 2026, 100% of 1,460 resales in Tampines sold above an identical flat's earlier price.
Median change +47.6% before costs (middle half +39.2% to +56.4%), about +5.1% a year. The identical flat had last sold a median 7.3 years earlier.
After stamp duty: +45.1% for a citizen household, +38.5% for a household of permanent residents.
After typical costs: +38.9% for a citizen household (100% above), +32.7% for permanent residents.
Net figures cover 1,453 of the 1,460 resales: stamp duty rates before March 1996 are not published, so earlier purchases cannot be netted.
How these figures work
Each resale is compared with the most recent sale of an identical flat (same block, floor band, flat type, model, size and lease) at least five years earlier. HDB publishes no unit numbers, so this is not any owner's own purchase price.
"After stamp duty" deducts buyer's stamp duty at the rates in force on the earlier purchase, and 5% additional buyer's stamp duty for households of permanent residents from 12 January 2013. Seller's stamp duty never applies after five years.
"After typical costs" also deducts 2% seller and 1% buyer agent commission, S$3,000 legal fees for each side, HDB and registry fees and mortgage stamp duty. Commission is not regulated and varies.
Contains information from Resale Flat Prices and HDB Property Information accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.
| Year | Flat type | Resales | Median price |
|---|---|---|---|
| 1994 | 4 Room | 4 | S$181,000 |
| 1995 | 4 Room | 6 | S$244,500 |
| 1996 | 4 Room | 3 | S$323,000 |
| 1997 | 4 Room | 4 | S$356,500 |
| 1998 | 4 Room | 9 | S$283,000 |
| 1999 | 4 Room | 4 | S$264,000 |
| 2002 | 4 Room | 5 | S$248,000 |
| 2005 | 4 Room | 3 | S$240,000 |
| 2009 | 4 Room | 5 | S$305,000 |
| 2014 | 4 Room | 3 | S$405,000 |
| 2021 | 4 Room | 3 | S$430,000 |
| 2024 | 4 Room | 4 | S$582,500 |
| 2025 | 4 Room | 3 | S$640,000 |
| 1994 | 5 Room | 10 | S$258,500 |
| 1995 | 5 Room | 4 | S$312,500 |
| 1996 | 5 Room | 4 | S$440,000 |
| 1998 | 5 Room | 8 | S$361,500 |
| 1999 | 5 Room | 7 | S$353,000 |
| 2002 | 5 Room | 4 | S$304,500 |
| 2009 | 5 Room | 4 | S$360,000 |
| 2012 | 5 Room | 4 | S$492,500 |
| 2018 | 5 Room | 3 | S$480,000 |
Resales in the last 24 months
- 4 Room: 3 resales, median S$640,000 (Oct 2024 to Sep 2026)
- 5 Room: 1 resale, median S$761,000 (Oct 2024 to Sep 2026)