Blk 446 Tampines St 42
Tampines · Singapore 520446 · 177 resale transactions since 1990-03 · last sold 2026-06
Buyer-pool verdict
43% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2064.
Median psf (12m)
$572
Lease remaining
58 yrs
from 1985
Floor premium
+7.3%
top vs bottom band
Transactions
177
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2014 | — | Pro-rated 83% |
| 30 | 2019 | — | Pro-rated 89% |
| 35 | 2024 | — | Pro-rated 97% |
| 40 | 2029 | 3 | Full CPF |
| 45 | 2034 | 8 | Full CPF |
| 50 | 2039 | 13 | Full CPF |
| 55 | 2044 | 18 | Full CPF |
No CPF at all from 2064 (38 years away). Lease expires 2084.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $450,000 | $565 | $194,600 | 110 |
| 4 ROOM | $640,000 | $572 | $288,000 | 67 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 7.3% above the bottom band.
Storey 04-06
$507
4 txns
Storey 10-12
$544
8 txns
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
60 transactions · median $354,500 · $413 psf · range $224,000–$640,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-06 | 3 ROOM | 04 TO 06 | 74 sqm | $450,000 | $565 |
| 2026-03 | 4 ROOM | 10 TO 12 | 104 sqm | $640,000 | $572 |
| 2025-09 | 4 ROOM | 10 TO 12 | 104 sqm | $640,000 | $572 |
| 2025-05 | 4 ROOM | 04 TO 06 | 104 sqm | $608,000 | $543 |
| 2024-07 | 3 ROOM | 10 TO 12 | 74 sqm | $458,000 | $575 |
| 2024-05 | 3 ROOM | 10 TO 12 | 74 sqm | $451,000 | $566 |
| 2024-01 | 4 ROOM | 10 TO 12 | 104 sqm | $568,000 | $507 |
| 2023-11 | 4 ROOM | 01 TO 03 | 108 sqm | $535,000 | $460 |
| 2023-10 | 4 ROOM | 10 TO 12 | 105 sqm | $585,000 | $518 |
| 2023-05 | 3 ROOM | 10 TO 12 | 74 sqm | $415,000 | $521 |
| 2022-12 | 3 ROOM | 04 TO 06 | 74 sqm | $375,000 | $471 |
| 2022-09 | 4 ROOM | 04 TO 06 | 105 sqm | $520,000 | $460 |
| 2022-08 | 3 ROOM | 07 TO 09 | 74 sqm | $395,000 | $496 |
| 2022-01 | 4 ROOM | 07 TO 09 | 104 sqm | $480,000 | $429 |
| 2021-12 | 3 ROOM | 10 TO 12 | 74 sqm | $400,000 | $502 |
| 2021-10 | 3 ROOM | 01 TO 03 | 74 sqm | $302,000 | $379 |
| 2021-06 | 3 ROOM | 07 TO 09 | 74 sqm | $352,000 | $442 |
| 2020-09 | 3 ROOM | 04 TO 06 | 74 sqm | $340,000 | $427 |
| 2020-06 | 3 ROOM | 07 TO 09 | 74 sqm | $350,000 | $439 |
| 2020-02 | 3 ROOM | 07 TO 09 | 74 sqm | $282,000 | $354 |
| 2019-06 | 4 ROOM | 04 TO 06 | 105 sqm | $438,000 | $388 |
| 2019-06 | 3 ROOM | 01 TO 03 | 74 sqm | $305,000 | $383 |
| 2018-11 | 4 ROOM | 10 TO 12 | 104 sqm | $435,000 | $389 |
| 2018-10 | 4 ROOM | 01 TO 03 | 108 sqm | $425,000 | $366 |
| 2018-05 | 3 ROOM | 10 TO 12 | 74 sqm | $340,000 | $427 |
| 2018-04 | 4 ROOM | 04 TO 06 | 104 sqm | $425,000 | $380 |
| 2017-10 | 3 ROOM | 10 TO 12 | 74 sqm | $332,000 | $417 |
| 2017-08 | 3 ROOM | 04 TO 06 | 74 sqm | $325,000 | $408 |
| 2016-11 | 3 ROOM | 04 TO 06 | 74 sqm | $328,000 | $412 |
| 2016-10 | 3 ROOM | 07 TO 09 | 74 sqm | $345,000 | $433 |
| 2016-01 | 4 ROOM | 07 TO 09 | 104 sqm | $430,000 | $384 |
| 2015-10 | 4 ROOM | 07 TO 09 | 105 sqm | $435,000 | $385 |
| 2015-10 | 3 ROOM | 10 TO 12 | 74 sqm | $350,000 | $439 |
| 2015-07 | 3 ROOM | 04 TO 06 | 74 sqm | $335,000 | $421 |
| 2015-05 | 3 ROOM | 01 TO 03 | 74 sqm | $323,000 | $406 |
| 2015-04 | 3 ROOM | 04 TO 06 | 74 sqm | $318,000 | $399 |
| 2015-04 | 3 ROOM | 07 TO 09 | 74 sqm | $335,000 | $421 |
| 2014-04 | 3 ROOM | 01 TO 03 | 74 sqm | $340,000 | $427 |
| 2014-03 | 3 ROOM | 04 TO 06 | 74 sqm | $362,000 | $454 |
| 2012-04 | 3 ROOM | 01 TO 05 | 74 sqm | $357,000 | $448 |
| 2011-11 | 4 ROOM | 01 TO 03 | 108 sqm | $450,000 | $387 |
| 2011-10 | 4 ROOM | 01 TO 03 | 108 sqm | $421,000 | $362 |
| 2011-09 | 3 ROOM | 04 TO 06 | 74 sqm | $361,000 | $453 |
| 2011-05 | 3 ROOM | 07 TO 09 | 74 sqm | $340,000 | $427 |
| 2011-04 | 3 ROOM | 07 TO 09 | 74 sqm | $330,000 | $414 |
| 2010-12 | 4 ROOM | 04 TO 06 | 105 sqm | $385,000 | $341 |
| 2010-06 | 4 ROOM | 01 TO 03 | 105 sqm | $358,000 | $317 |
| 2010-06 | 3 ROOM | 04 TO 06 | 74 sqm | $313,000 | $393 |
| 2010-05 | 4 ROOM | 07 TO 09 | 105 sqm | $358,000 | $317 |
| 2010-03 | 4 ROOM | 07 TO 09 | 104 sqm | $372,000 | $332 |
| 2008-08 | 4 ROOM | 01 TO 03 | 105 sqm | $297,000 | $263 |
| 2008-05 | 4 ROOM | 07 TO 09 | 104 sqm | $270,000 | $241 |
| 2007-12 | 4 ROOM | 07 TO 09 | 105 sqm | $270,000 | $239 |
| 2007-11 | 4 ROOM | 07 TO 09 | 105 sqm | $270,000 | $239 |
| 2006-01 | 4 ROOM | 10 TO 12 | 105 sqm | $235,000 | $208 |
| 2005-07 | 4 ROOM | 04 TO 06 | 104 sqm | $230,000 | $205 |
| 2004-09 | 4 ROOM | 07 TO 09 | 104 sqm | $224,000 | $200 |
| 2004-08 | 4 ROOM | 04 TO 06 | 104 sqm | $275,000 | $246 |
| 2002-11 | 4 ROOM | 10 TO 12 | 105 sqm | $255,000 | $226 |
| 2001-03 | 4 ROOM | 04 TO 06 | 105 sqm | $280,000 | $248 |