Block 498J Tampines Street 45
Block 498J Tampines Street 45 has 16 recorded HDB resale transactions since 2017. Latest sale: $950,000 (Feb 2026, executive, floors 07–09). Median $5,132/sqm. Prices up 31.5% over the past five years. Built 1997, 70 years lease remaining.
How this block compares
- Executive$1,079,000+11.2%vs town(+$109k)+18.6%vs national(+$169k)
Median of resales in the 12 months to Jul 2026, compared with town and Singapore medians on the same basis. Flat types with fewer than two sales in the window are omitted.
What this block rents for, and the gross rental yield (annual rent ÷ resale price). This block has too few rentals on record, so figures shown are the Tampines average.
| Flat type | Median rent /mo | Gross yield | Based on |
|---|---|---|---|
| 4-Room | $3,400 typically $3,200–$3,600 | 6.2% | Tampines avg · block too thin |
| 5-Room | $3,650 typically $3,400–$3,900 | 5.3% | Tampines avg · block too thin |
| Executive | $4,000 typically $3,700–$4,200 | 4.9% | Tampines avg · block too thin |
This block is inside the 1 km Primary 1 priority zone for 2 popular schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Other HDB blocks closest to Block 498J Tampines Street 45 in Tampines, with their median resale price. Useful for comparing what a flat here costs against its immediate neighbours.
| Date | Floor | Type | Area | Price | $/sqm |
|---|---|---|---|---|---|
| Feb 2026 | 07 TO 09 | EXECUTIVE | 143 sqm | $950,000 | $6,643 |
| Aug 2025 | 04 TO 06 | 5 ROOM | 125 sqm | $745,000 | $5,960 |
| Aug 2025 | 07 TO 09 | EXECUTIVE | 147 sqm | $1,208,000 | $8,218 |
| Jan 2025 | 01 TO 03 | 4 ROOM | 106 sqm | $605,000 | $5,708 |
| Aug 2024 | 07 TO 09 | 5 ROOM | 124 sqm | $749,000 | $6,040 |
| May 2023 | 01 TO 03 | 4 ROOM | 106 sqm | $600,000 | $5,660 |
| Dec 2022 | 10 TO 12 | EXECUTIVE | 143 sqm | $800,000 | $5,594 |
| Apr 2022 | 01 TO 03 | 4 ROOM | 106 sqm | $495,000 | $4,670 |
| Feb 2022 | 07 TO 09 | EXECUTIVE | 147 sqm | $912,000 | $6,204 |
| Jul 2021 | 04 TO 06 | 4 ROOM | 106 sqm | $465,000 | $4,387 |
| Mar 2021 | 01 TO 03 | 4 ROOM | 106 sqm | $435,000 | $4,104 |
| Mar 2021 | 07 TO 09 | 4 ROOM | 106 sqm | $460,000 | $4,340 |
| Nov 2019 | 07 TO 09 | EXECUTIVE | 147 sqm | $655,000 | $4,456 |
| Apr 2019 | 04 TO 06 | 5 ROOM | 125 sqm | $525,000 | $4,200 |
| Aug 2017 | 01 TO 03 | 4 ROOM | 106 sqm | $418,000 | $3,943 |
| May 2017 | 04 TO 06 | 4 ROOM | 106 sqm | $450,000 | $4,245 |
About Block 498J Tampines Street 45
A flat at Block 498J Tampines Street 45 in Tampines has reached $1,208,000 (Aug 2025), putting it in the small group of HDB blocks that have crossed the million-dollar mark. Its median runs about 11% above the Tampines median, ahead of around 71% of the town's blocks. It has a relatively light resale record, with 16 transactions since 2017 across 4 room, 5 room, executive flats priced from $418,000 to $1,208,000. The most recent transaction was an executive flat on storeys 07 TO 09 at $950,000 in Feb 2026, and the median works out to $5,132/sqm. Over five years, prices here are up about 31.5%. On Bala's Table, the SLA's leasehold valuation model, its relativity ratio works out to 0.9108, equivalent to roughly 0.34% of lease-value decay a year. All transaction data is sourced from data.gov.sg and updated monthly.
Frequently Asked Questions
How much is an HDB flat at Block 498J Tampines Street 45 worth?
The most recent resale transaction at Block 498J Tampines Street 45 was $950,000 for a executive flat in 2026-02. The median price per square metre across all flat types is $5,132, based on 16 transactions since January 2017. Data sourced from data.gov.sg.
What is the remaining lease for Block 498J Tampines Street 45?
Block 498J Tampines Street 45 was built in 1997 and has approximately 70 years and 3 months remaining on its 99-year lease. Under Bala's Table (the SLA leasehold valuation model), the annual lease decay rate is 0.34%, meaning the leasehold value decreases by approximately 0.34% per year at the current remaining lease.
What flat types are available at Block 498J Tampines Street 45?
Block 498J Tampines Street 45 in Tampines contains 4 room, 5 room, executive flats. Resale prices range from $418,000 to $1,208,000 based on historical transaction records from data.gov.sg.
Have HDB prices at Block 498J Tampines Street 45 gone up or down?
Resale prices at Block 498J Tampines Street 45 have increased by approximately 31.5% over the past five years. The current median price is $602,500, with the most recent sale at $950,000 in 2026-02.