Blk 494B Tampines Ave 9
Tampines · Singapore 520494 · 98 resale transactions since 1994-11 · last sold 2026-07
Buyer-pool verdict
14% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2072.
Median psf (12m)
$557
Lease remaining
66 yrs
from 1993
Floor premium
—
top vs bottom band
Transactions
98
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 | 2022 | — | Pro-rated 94% |
| 30 | 2027 | 1 | Full CPF |
| 35 | 2032 | 6 | Full CPF |
| 40 | 2037 | 11 | Full CPF |
| 45 | 2042 | 16 | Full CPF |
| 50 | 2047 | 21 | Full CPF |
| 55 | 2052 | 26 | Full CPF |
No CPF at all from 2072 (46 years away). Lease expires 2092.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 5 ROOM | $720,000 | $557 | $380,000 | 98 |
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
$–$
30 transactions · median $511,000 · $387 psf · range $365,000–$720,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 5 ROOM | 04 TO 06 | 120 sqm | $720,000 | $557 |
| 2023-10 | 5 ROOM | 01 TO 03 | 124 sqm | $650,000 | $487 |
| 2023-04 | 5 ROOM | 10 TO 12 | 124 sqm | $718,000 | $538 |
| 2022-12 | 5 ROOM | 10 TO 12 | 124 sqm | $635,000 | $476 |
| 2022-09 | 5 ROOM | 10 TO 12 | 124 sqm | $615,888 | $461 |
| 2022-05 | 5 ROOM | 04 TO 06 | 124 sqm | $568,000 | $426 |
| 2021-08 | 5 ROOM | 04 TO 06 | 120 sqm | $538,000 | $417 |
| 2021-08 | 5 ROOM | 10 TO 12 | 120 sqm | $550,000 | $426 |
| 2021-06 | 5 ROOM | 07 TO 09 | 128 sqm | $520,000 | $377 |
| 2021-06 | 5 ROOM | 01 TO 03 | 124 sqm | $520,000 | $390 |
| 2021-03 | 5 ROOM | 07 TO 09 | 120 sqm | $500,000 | $387 |
| 2021-01 | 5 ROOM | 01 TO 03 | 124 sqm | $480,000 | $360 |
| 2020-12 | 5 ROOM | 13 TO 15 | 124 sqm | $520,000 | $390 |
| 2020-08 | 5 ROOM | 04 TO 06 | 120 sqm | $488,000 | $378 |
| 2020-08 | 5 ROOM | 07 TO 09 | 124 sqm | $490,000 | $367 |
| 2020-08 | 5 ROOM | 04 TO 06 | 123 sqm | $520,000 | $393 |
| 2020-07 | 5 ROOM | 07 TO 09 | 124 sqm | $484,000 | $363 |
| 2017-06 | 5 ROOM | 07 TO 09 | 120 sqm | $460,000 | $356 |
| 2017-02 | 5 ROOM | 10 TO 12 | 124 sqm | $488,000 | $366 |
| 2016-06 | 5 ROOM | 04 TO 06 | 123 sqm | $495,000 | $374 |
| 2015-11 | 5 ROOM | 10 TO 12 | 124 sqm | $510,000 | $382 |
| 2015-06 | 5 ROOM | 13 TO 15 | 120 sqm | $500,000 | $387 |
| 2014-11 | 5 ROOM | 07 TO 09 | 123 sqm | $490,000 | $370 |
| 2014-10 | 5 ROOM | 04 TO 06 | 123 sqm | $480,000 | $363 |
| 2014-07 | 5 ROOM | 10 TO 12 | 120 sqm | $512,000 | $396 |
| 2013-05 | 5 ROOM | 10 TO 12 | 122 sqm | $555,000 | $423 |
| 2012-11 | 5 ROOM | 07 TO 09 | 122 sqm | $540,000 | $411 |
| 2009-09 | 5 ROOM | 13 TO 15 | 124 sqm | $371,000 | $278 |
| 2009-04 | 5 ROOM | 01 TO 03 | 124 sqm | $365,000 | $273 |
| 2008-12 | 5 ROOM | 04 TO 06 | 122 sqm | $365,000 | $278 |