Blk 485B Tampines Ave 9
Tampines · Singapore 521485 · 143 resale transactions since 1994-02 · last sold 2025-08
Buyer-pool verdict
29% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2068.
Median psf (12m)
$579
Lease remaining
62 yrs
from 1989
Floor premium
-4.8%
top vs bottom band
Transactions
143
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 | 2018 | — | Pro-rated 89% |
| 30 | 2023 | — | Pro-rated 95% |
| 35 | 2028 | 2 | Full CPF |
| 40 | 2033 | 7 | Full CPF |
| 45 | 2038 | 12 | Full CPF |
| 50 | 2043 | 17 | Full CPF |
| 55 | 2048 | 22 | Full CPF |
No CPF at all from 2068 (42 years away). Lease expires 2088.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 4 ROOM | $648,000 | $579 | $287,000 | 75 |
| 5 ROOM | — | — | $355,500 | 68 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades -4.8% below the bottom band.
Storey 07-09
$543
3 txns
Storey 10-12
$517
6 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 $423,000 · $364 psf · range $280,000–$780,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2025-08 | 4 ROOM | 07 TO 09 | 104 sqm | $648,000 | $579 |
| 2025-05 | 5 ROOM | 10 TO 12 | 121 sqm | $761,000 | $584 |
| 2025-04 | 4 ROOM | 10 TO 12 | 104 sqm | $640,000 | $572 |
| 2025-01 | 4 ROOM | 10 TO 12 | 104 sqm | $605,000 | $540 |
| 2024-09 | 5 ROOM | 04 TO 06 | 121 sqm | $780,000 | $599 |
| 2024-08 | 4 ROOM | 07 TO 09 | 104 sqm | $595,000 | $532 |
| 2024-07 | 4 ROOM | 04 TO 06 | 104 sqm | $570,000 | $509 |
| 2024-06 | 4 ROOM | 10 TO 12 | 104 sqm | $550,000 | $491 |
| 2024-05 | 4 ROOM | 07 TO 09 | 104 sqm | $608,000 | $543 |
| 2023-11 | 5 ROOM | 01 TO 03 | 121 sqm | $580,000 | $445 |
| 2022-12 | 4 ROOM | 10 TO 12 | 104 sqm | $553,000 | $494 |
| 2022-08 | 5 ROOM | 10 TO 12 | 121 sqm | $600,000 | $461 |
| 2021-10 | 5 ROOM | 01 TO 03 | 121 sqm | $540,000 | $415 |
| 2021-06 | 4 ROOM | 10 TO 12 | 104 sqm | $430,000 | $384 |
| 2021-03 | 4 ROOM | 04 TO 06 | 104 sqm | $430,000 | $384 |
| 2021-02 | 4 ROOM | 04 TO 06 | 104 sqm | $390,000 | $348 |
| 2020-07 | 4 ROOM | 04 TO 06 | 104 sqm | $392,000 | $350 |
| 2019-12 | 4 ROOM | 07 TO 09 | 104 sqm | $395,000 | $353 |
| 2019-10 | 5 ROOM | 01 TO 03 | 121 sqm | $445,000 | $342 |
| 2018-10 | 5 ROOM | 04 TO 06 | 121 sqm | $480,000 | $369 |
| 2018-09 | 5 ROOM | 07 TO 09 | 121 sqm | $520,000 | $399 |
| 2018-03 | 4 ROOM | 10 TO 12 | 104 sqm | $415,000 | $371 |
| 2018-01 | 5 ROOM | 04 TO 06 | 121 sqm | $478,000 | $367 |
| 2016-01 | 4 ROOM | 04 TO 06 | 104 sqm | $428,000 | $382 |
| 2015-10 | 4 ROOM | 01 TO 03 | 104 sqm | $385,000 | $344 |
| 2014-10 | 4 ROOM | 04 TO 06 | 104 sqm | $405,000 | $362 |
| 2014-03 | 4 ROOM | 07 TO 09 | 104 sqm | $428,000 | $382 |
| 2014-01 | 4 ROOM | 04 TO 06 | 104 sqm | $405,000 | $362 |
| 2013-04 | 5 ROOM | 01 TO 03 | 121 sqm | $503,000 | $386 |
| 2012-11 | 5 ROOM | 07 TO 09 | 121 sqm | $542,000 | $416 |
| 2012-08 | 5 ROOM | 01 TO 03 | 121 sqm | $492,000 | $378 |
| 2012-08 | 5 ROOM | 04 TO 06 | 121 sqm | $493,000 | $379 |
| 2012-08 | 4 ROOM | 10 TO 12 | 104 sqm | $445,000 | $398 |
| 2012-08 | 4 ROOM | 04 TO 06 | 104 sqm | $455,000 | $406 |
| 2012-03 | 5 ROOM | 06 TO 10 | 121 sqm | $485,000 | $372 |
| 2011-12 | 4 ROOM | 07 TO 09 | 104 sqm | $430,000 | $384 |
| 2011-07 | 5 ROOM | 01 TO 03 | 121 sqm | $460,500 | $354 |
| 2011-06 | 4 ROOM | 04 TO 06 | 104 sqm | $418,000 | $373 |
| 2010-08 | 5 ROOM | 01 TO 03 | 121 sqm | $402,000 | $309 |
| 2009-12 | 5 ROOM | 07 TO 09 | 121 sqm | $373,500 | $287 |
| 2009-11 | 4 ROOM | 04 TO 06 | 104 sqm | $332,000 | $297 |
| 2009-09 | 5 ROOM | 10 TO 12 | 121 sqm | $360,000 | $276 |
| 2009-08 | 4 ROOM | 04 TO 06 | 104 sqm | $300,000 | $268 |
| 2009-07 | 5 ROOM | 04 TO 06 | 121 sqm | $360,000 | $276 |
| 2009-07 | 4 ROOM | 04 TO 06 | 104 sqm | $305,000 | $272 |
| 2009-07 | 4 ROOM | 10 TO 12 | 104 sqm | $288,000 | $257 |
| 2009-05 | 4 ROOM | 07 TO 09 | 104 sqm | $315,000 | $281 |
| 2009-03 | 5 ROOM | 07 TO 09 | 121 sqm | $355,000 | $273 |
| 2008-10 | 4 ROOM | 07 TO 09 | 104 sqm | $307,000 | $274 |
| 2008-08 | 4 ROOM | 04 TO 06 | 104 sqm | $285,000 | $255 |
| 2008-02 | 5 ROOM | 01 TO 03 | 121 sqm | $308,000 | $236 |
| 2007-03 | 5 ROOM | 10 TO 12 | 121 sqm | $283,000 | $217 |
| 2006-09 | 5 ROOM | 07 TO 09 | 121 sqm | $280,000 | $215 |
| 2005-09 | 5 ROOM | 07 TO 09 | 121 sqm | $280,000 | $215 |
| 2004-05 | 5 ROOM | 10 TO 12 | 121 sqm | $300,000 | $230 |
| 2004-02 | 5 ROOM | 07 TO 09 | 121 sqm | $295,000 | $227 |
| 2003-09 | 5 ROOM | 04 TO 06 | 121 sqm | $285,000 | $219 |
| 2003-03 | 5 ROOM | 10 TO 12 | 121 sqm | $312,000 | $240 |
| 2002-10 | 5 ROOM | 01 TO 03 | 121 sqm | $300,000 | $230 |
| 2002-07 | 5 ROOM | 10 TO 12 | 121 sqm | $328,000 | $252 |