Blk 448 Tampines St 42 is an HDB block in Tampines (completed in 1984, 12 storeys, 110 units). As of Jul 2026, its median resale price over the last 24 months is $548,000, about 25% below the Tampines median, from 2 sales. 172 resale transactions have been recorded here since 1990.
Explore this block on the interactive map →| Town | Tampines |
|---|---|
| Completed | 1984 |
| Lease from | 1985 |
| Storeys | 12 |
| Dwelling units | 110 |
| Unit mix (sold) | 3-room ×66 · 4-room ×44 |
| Recorded resales | 172 since 1990 |
| Flat type | Median price | Median $/m² | Sales |
|---|---|---|---|
| 3-Room | $478,000 | $6,459/m² | 1 |
| 4-Room | $618,000 | $5,942/m² | 1 |
Median monthly rent at this block: $2,950/mo (4 rental contracts, last 12 months).
Estimated gross rental yield: ~6.5% (Tampines average: ~5.6%) — annual median rent over median resale price, before taxes, fees and vacancy.
On price per square metre, this block is cheaper than 64% of Tampines blocks with recent sales.
For a typical 3-room flat here, our price model estimates $426,734–$477,364 (central estimate $452,049). Recent sales — median $429,444 — sit within that range. The model explains 94% of resale prices with a typical error of ±6%. Indicative only — not an official valuation.
| Year | Median (nominal) | Median (today's $) | Sales |
|---|---|---|---|
| 1990 | $77,700 | $145,463 | 2 |
| 1991 | $65,500 | $118,545 | 4 |
| 1992 | $88,000 | $155,772 | 6 |
| 1993 | $70,000 | $121,134 | 4 |
| 1994 | $122,500 | $205,623 | 8 |
| 1995 | $155,000 | $255,764 | 13 |
| 1996 | $215,000 | $349,939 | 12 |
| 1997 | $216,800 | $345,873 | 5 |
| 1998 | $177,500 | $283,948 | 10 |
| 1999 | $172,000 | $275,084 | 14 |
| 2000 | $200,000 | $315,608 | 12 |
| 2001 | $213,000 | $332,750 | 4 |
| 2002 | $186,750 | $292,890 | 4 |
| 2003 | $200,000 | $312,147 | 11 |
| 2004 | $200,500 | $307,781 | 6 |
| 2005 | $185,000 | $282,650 | 3 |
| 2006 | $190,250 | $287,890 | 4 |
| 2007 | $214,000 | $317,137 | 3 |
| 2008 | $258,000 | $358,551 | 5 |
| 2009 | $268,000 | $370,271 | 4 |
| 2010 | $318,000 | $427,265 | 6 |
| 2011 | $340,000 | $434,030 | 1 |
| 2012 | $453,000 | $552,950 | 2 |
| 2013 | $420,444 | $501,360 | 2 |
| 2014 | $339,000 | $400,104 | 5 |
| 2015 | $394,000 | $467,462 | 2 |
| 2016 | $320,000 | $381,684 | 1 |
| 2017 | $396,000 | $469,625 | 4 |
| 2018 | $310,000 | $366,031 | 1 |
| 2019 | $405,000 | $475,503 | 3 |
| 2020 | $392,500 | $461,622 | 2 |
| 2021 | $352,000 | $404,619 | 2 |
| 2022 | $390,000 | $422,401 | 2 |
| 2023 | $431,000 | $445,285 | 3 |
| 2024 | $618,000 | $623,581 | 1 |
| 2026 | $478,000 | $478,000 | 1 |
| Record sale | $618,000 (4-Room, 2024-11) |
|---|---|
| First recorded sale | $94,500 (1990-04) |
| Busiest year | 1999 · 14 sales |
| 10-year change (real) | +25% (+2.3%/yr, 2016→2026) |
| Total transacted | $40.6M across 172 sales |
| Month | Flat type | Storey | Area (m²) | Price |
|---|---|---|---|---|
| 2026-04 | 3-Room | 07 TO 09 | 74 | $478,000 |
| 2024-11 | 4-Room | 10 TO 12 | 104 | $618,000 |
| 2023-11 | 3-Room | 07 TO 09 | 74 | $431,000 |
| 2023-05 | 4-Room | 04 TO 06 | 108 | $556,000 |
| 2023-01 | 3-Room | 10 TO 12 | 74 | $412,000 |
| 2022-11 | 3-Room | 10 TO 12 | 74 | $400,000 |
| 2022-01 | 3-Room | 10 TO 12 | 74 | $380,000 |
| 2021-09 | 3-Room | 04 TO 06 | 74 | $355,000 |
| 2021-02 | 3-Room | 01 TO 03 | 74 | $349,000 |
| 2020-08 | 3-Room | 04 TO 06 | 74 | $355,000 |
| 2020-06 | 4-Room | 07 TO 09 | 105 | $430,000 |
| 2019-11 | 3-Room | 04 TO 06 | 74 | $338,000 |
| 2019-09 | 4-Room | 10 TO 12 | 104 | $405,000 |
| 2019-08 | 4-Room | 10 TO 12 | 104 | $430,000 |
| 2018-06 | 3-Room | 01 TO 03 | 74 | $310,000 |
| 2017-08 | 3-Room | 04 TO 06 | 74 | $320,000 |
| 2017-07 | 4-Room | 07 TO 09 | 105 | $420,000 |
| 2017-05 | 3-Room | 10 TO 12 | 74 | $377,000 |
| 2017-01 | 4-Room | 04 TO 06 | 105 | $415,000 |
| 2016-12 | 3-Room | 04 TO 06 | 74 | $320,000 |
| Block | Median (24 mo) | Median $/m² |
|---|---|---|
| 1. Blk 460 | $1,135,000 | $6,837/m² |
| 2. Blk 454 | $1,028,000 | $6,853/m² |
| 3. Blk 450E | $789,000 | $6,388/m² |
| 4. Blk 450D | $788,000 | $6,407/m² |
| 5. Blk 450C | $751,500 | $5,805/m² |
| 6. Blk 453 | $712,500 | $6,168/m² |
| 7. Blk 450F | $707,500 | $6,224/m² |
| 8. Blk 457 | $700,000 | $5,738/m² |
| 9. Blk 450A | $685,000 | $6,462/m² |
| 10. Blk 450G | $682,944 | $6,471/m² |
| 11. Blk 455 | $662,000 | $6,471/m² |
| 12. Blk 446 | $624,000 | $6,117/m² |
| 13. Blk 444 | $587,500 | $5,776/m² |
| 14. Blk 456 | $575,888 | $6,856/m² |
| 15. Blk 459 | $570,000 | $6,587/m² |
Showing the top 15 of 21 blocks.
The median resale price over the last 24 months is $548,000 (2 sales, as of Jul 2026). See the by-type table above for 3-room vs 4-room medians.
For a typical 3-room flat here, our price model estimates $426,734–$477,364 (central estimate $452,049). Recent sales — median $429,444 — sit within that range.
The median monthly rent is $2,950/mo over the last 12 months (4 contracts).
The block was completed in 1984 and its 99-year lease runs from 1985.