Blk 496G Tampines Ave 9
Tampines · Singapore 523496 · 90 resale transactions since 1997-10 · last sold 2026-05
Buyer-pool verdict
14% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2072.
Median psf (12m)
$535
Lease remaining
66 yrs
from 1993
Floor premium
+3.2%
top vs bottom band
Transactions
90
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 |
|---|---|---|---|---|
| 4 ROOM | $610,000 | $535 | $325,000 | 60 |
| 5 ROOM | — | — | $421,500 | 30 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 3.2% above the bottom band.
Storey 04-06
$499
3 txns
Storey 07-09
$536
4 txns
Storey 10-12
$515
4 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 $425,500 · $351 psf · range $222,000–$720,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-05 | 4 ROOM | 01 TO 03 | 106 sqm | $600,000 | $526 |
| 2025-12 | 4 ROOM | 10 TO 12 | 106 sqm | $620,000 | $543 |
| 2025-06 | 4 ROOM | 10 TO 12 | 106 sqm | $680,000 | $596 |
| 2024-11 | 5 ROOM | 07 TO 09 | 121 sqm | $720,000 | $553 |
| 2024-07 | 4 ROOM | 04 TO 06 | 106 sqm | $590,000 | $517 |
| 2024-06 | 4 ROOM | 07 TO 09 | 106 sqm | $615,000 | $539 |
| 2024-03 | 4 ROOM | 07 TO 09 | 106 sqm | $608,000 | $533 |
| 2023-03 | 5 ROOM | 04 TO 06 | 121 sqm | $650,000 | $499 |
| 2023-02 | 4 ROOM | 10 TO 12 | 106 sqm | $555,000 | $486 |
| 2023-01 | 4 ROOM | 07 TO 09 | 106 sqm | $548,000 | $480 |
| 2023-01 | 5 ROOM | 10 TO 12 | 127 sqm | $645,000 | $472 |
| 2021-10 | 5 ROOM | 04 TO 06 | 128 sqm | $560,000 | $406 |
| 2021-07 | 4 ROOM | 01 TO 03 | 106 sqm | $435,000 | $381 |
| 2021-05 | 4 ROOM | 13 TO 15 | 106 sqm | $468,000 | $410 |
| 2021-04 | 4 ROOM | 13 TO 15 | 106 sqm | $470,000 | $412 |
| 2020-09 | 4 ROOM | 13 TO 15 | 106 sqm | $468,000 | $410 |
| 2020-09 | 4 ROOM | 04 TO 06 | 106 sqm | $400,000 | $351 |
| 2019-10 | 4 ROOM | 07 TO 09 | 106 sqm | $420,000 | $368 |
| 2019-08 | 5 ROOM | 13 TO 15 | 127 sqm | $488,000 | $357 |
| 2019-07 | 5 ROOM | 10 TO 12 | 128 sqm | $523,500 | $380 |
| 2016-10 | 4 ROOM | 07 TO 09 | 106 sqm | $438,000 | $384 |
| 2016-05 | 4 ROOM | 10 TO 12 | 106 sqm | $413,000 | $362 |
| 2013-09 | 5 ROOM | 07 TO 09 | 121 sqm | $580,000 | $445 |
| 2013-07 | 4 ROOM | 10 TO 12 | 106 sqm | $475,000 | $416 |
| 2012-08 | 5 ROOM | 10 TO 12 | 128 sqm | $550,500 | $400 |
| 2012-04 | 4 ROOM | 01 TO 05 | 106 sqm | $432,500 | $379 |
| 2012-04 | 5 ROOM | 06 TO 10 | 128 sqm | $518,000 | $376 |
| 2011-11 | 4 ROOM | 07 TO 09 | 106 sqm | $450,000 | $394 |
| 2011-04 | 4 ROOM | 10 TO 12 | 106 sqm | $408,000 | $358 |
| 2010-12 | 4 ROOM | 10 TO 12 | 106 sqm | $415,000 | $364 |
| 2010-10 | 4 ROOM | 13 TO 15 | 106 sqm | $400,000 | $351 |
| 2010-09 | 5 ROOM | 07 TO 09 | 121 sqm | $450,000 | $346 |
| 2009-11 | 5 ROOM | 07 TO 09 | 128 sqm | $388,000 | $282 |
| 2008-03 | 4 ROOM | 07 TO 09 | 106 sqm | $308,000 | $270 |
| 2007-04 | 5 ROOM | 07 TO 09 | 128 sqm | $305,000 | $221 |
| 2006-12 | 4 ROOM | 07 TO 09 | 106 sqm | $253,000 | $222 |
| 2006-07 | 4 ROOM | 04 TO 06 | 106 sqm | $222,000 | $195 |
| 2006-04 | 4 ROOM | 07 TO 09 | 106 sqm | $241,000 | $211 |
| 2005-11 | 4 ROOM | 13 TO 15 | 106 sqm | $242,000 | $212 |
| 2005-01 | 4 ROOM | 10 TO 12 | 106 sqm | $250,000 | $219 |
| 2004-07 | 4 ROOM | 07 TO 09 | 106 sqm | $270,000 | $237 |
| 2004-05 | 5 ROOM | 04 TO 06 | 128 sqm | $303,000 | $220 |
| 2004-04 | 4 ROOM | 10 TO 12 | 106 sqm | $290,000 | $254 |
| 2001-11 | 5 ROOM | 10 TO 12 | 127 sqm | $365,000 | $267 |
| 2001-05 | 5 ROOM | 10 TO 12 | 128 sqm | $354,000 | $257 |
| 1999-05 | 5 ROOM | 07 TO 09 | 121 sqm | $359,200 | $276 |
| 1999-01 | 5 ROOM | 10 TO 12 | 128 sqm | $377,000 | $274 |
| 1998-12 | 5 ROOM | 01 TO 03 | 121 sqm | $370,000 | $284 |
| 1998-11 | 5 ROOM | 04 TO 06 | 128 sqm | $385,000 | $279 |
| 1998-09 | 5 ROOM | 04 TO 06 | 121 sqm | $380,000 | $292 |
| 1998-09 | 5 ROOM | 07 TO 09 | 128 sqm | $375,000 | $272 |
| 1998-08 | 5 ROOM | 04 TO 06 | 121 sqm | $360,000 | $276 |
| 1998-06 | 5 ROOM | 10 TO 12 | 127 sqm | $388,000 | $284 |
| 1998-05 | 5 ROOM | 04 TO 06 | 121 sqm | $436,800 | $335 |
| 1998-04 | 5 ROOM | 01 TO 03 | 121 sqm | $320,000 | $246 |
| 1998-03 | 5 ROOM | 10 TO 12 | 128 sqm | $420,000 | $305 |
| 1998-01 | 5 ROOM | 10 TO 12 | 127 sqm | $439,999 | $322 |
| 1997-12 | 5 ROOM | 04 TO 06 | 128 sqm | $433,000 | $314 |
| 1997-11 | 5 ROOM | 01 TO 03 | 128 sqm | $423,000 | $307 |
| 1997-11 | 5 ROOM | 07 TO 09 | 121 sqm | $428,000 | $329 |