Blk 496D Tampines Ave 9
Tampines · Singapore 520496 · 106 resale transactions since 1997-07 · 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)
$594
Lease remaining
66 yrs
from 1993
Floor premium
—
top vs bottom band
Transactions
106
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 | $793,000 | $594 | $385,500 | 106 |
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 $521,000 · $373 psf · range $347,000–$793,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 5 ROOM | 07 TO 09 | 124 sqm | $793,000 | $594 |
| 2025-06 | 5 ROOM | 01 TO 03 | 126 sqm | $700,000 | $516 |
| 2025-05 | 5 ROOM | 04 TO 06 | 127 sqm | $740,000 | $541 |
| 2024-11 | 5 ROOM | 10 TO 12 | 126 sqm | $760,000 | $560 |
| 2023-05 | 5 ROOM | 13 TO 15 | 127 sqm | $668,000 | $489 |
| 2022-09 | 5 ROOM | 01 TO 03 | 127 sqm | $610,000 | $446 |
| 2022-04 | 5 ROOM | 10 TO 12 | 126 sqm | $600,000 | $442 |
| 2021-11 | 5 ROOM | 10 TO 12 | 126 sqm | $560,000 | $413 |
| 2021-10 | 5 ROOM | 07 TO 09 | 127 sqm | $570,888 | $418 |
| 2021-10 | 5 ROOM | 13 TO 15 | 137 sqm | $642,888 | $436 |
| 2021-03 | 5 ROOM | 04 TO 06 | 137 sqm | $575,000 | $390 |
| 2021-02 | 5 ROOM | 04 TO 06 | 126 sqm | $490,000 | $361 |
| 2020-11 | 5 ROOM | 13 TO 15 | 126 sqm | $501,000 | $369 |
| 2020-09 | 5 ROOM | 13 TO 15 | 137 sqm | $553,888 | $376 |
| 2019-03 | 5 ROOM | 10 TO 12 | 126 sqm | $488,000 | $360 |
| 2019-01 | 5 ROOM | 01 TO 03 | 124 sqm | $458,000 | $343 |
| 2018-02 | 5 ROOM | 07 TO 09 | 127 sqm | $490,000 | $358 |
| 2017-11 | 5 ROOM | 07 TO 09 | 126 sqm | $500,000 | $369 |
| 2017-07 | 5 ROOM | 10 TO 12 | 126 sqm | $470,000 | $347 |
| 2014-06 | 5 ROOM | 07 TO 09 | 127 sqm | $535,000 | $391 |
| 2013-10 | 5 ROOM | 10 TO 12 | 124 sqm | $551,000 | $413 |
| 2012-08 | 5 ROOM | 04 TO 06 | 126 sqm | $507,000 | $374 |
| 2012-07 | 5 ROOM | 01 TO 03 | 124 sqm | $495,000 | $371 |
| 2011-07 | 5 ROOM | 04 TO 06 | 124 sqm | $485,000 | $363 |
| 2011-06 | 5 ROOM | 10 TO 12 | 137 sqm | $550,000 | $373 |
| 2010-09 | 5 ROOM | 07 TO 09 | 127 sqm | $430,000 | $315 |
| 2010-06 | 5 ROOM | 07 TO 09 | 126 sqm | $406,000 | $299 |
| 2009-11 | 5 ROOM | 01 TO 03 | 124 sqm | $369,000 | $276 |
| 2009-10 | 5 ROOM | 07 TO 09 | 127 sqm | $347,000 | $254 |
| 2008-11 | 5 ROOM | 04 TO 06 | 124 sqm | $348,000 | $261 |