How Much Is a Flat at Block 497J Tampines St 45 Worth?

5 Room, Executive · Built 1996 · 69 years 11 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$865,000

2025-08 · Executive

Median $/sqm

$4,841

Based on 17 txns

Total Txns

17

Since data available

5-Yr Trend

▲42.4%

vs 5 years ago

What Will You Actually Walk Away With?

Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.

Flat Type

Storey Band (closest to your floor)

How did you buy?

What are you thinking of buying next?

Market Demand

⏳ Lower transaction volume — pricing and timing matter more here. A local expert helps.

Based on recent sales data · Updates monthly

Sold at this block (6mo)

0 flats ⚡

AVG. DAYS TO OFFER

—

Transaction density proxy

BUYER DEMAND

3.1 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

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0 yrs 69 years left 99 yrs

Key threshold: 60 years

Your flat is approaching a key resale threshold

Your block has 69 years of lease left. Today, buyers can still get full CPF and bank loans — no restrictions. But once the lease drops below 65 years, buyers who purchase now will struggle to resell after their MOP. The closer you get, the smaller your buyer pool becomes.

An agent who knows this block can position your flat now, before the window narrows.

Transaction History 17 total

Date Floor Type sqm Price $/sqm
2025-08 01 TO 03 Executive 144 $865,000 $6,007
2025-06 10 TO 12 Executive 144 $968,000 $6,722
2024-05 07 TO 09 Executive 138 $855,000 $6,196
2023-08 07 TO 09 Executive 139 $842,000 $6,058
2023-01 01 TO 03 Executive 144 $833,000 $5,785
2022-02 07 TO 09 Executive 144 $740,000 $5,139
2021-09 07 TO 09 Executive 139 $685,000 $4,928
2021-08 04 TO 06 Executive 139 $665,000 $4,784
2021-07 01 TO 03 Executive 139 $650,000 $4,676
2021-05 10 TO 12 5 Room 122 $545,000 $4,467
2021-04 10 TO 12 Executive 139 $695,000 $5,000
2021-01 07 TO 09 5 Room 124 $550,000 $4,435
2019-09 01 TO 03 Executive 144 $640,000 $4,444
2018-05 04 TO 06 Executive 138 $668,000 $4,841
2018-03 01 TO 03 Executive 139 $575,000 $4,137
2017-08 07 TO 09 Executive 139 $590,000 $4,245
2017-06 04 TO 06 Executive 144 $580,000 $4,028
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About Block 497J Tampines St 45

Flats at Block 497J Tampines St 45 have been selling at a median of $6,365/sqm over the last year, mainly executive flats at $916,500 median, with 2 transactions recorded.

The block is a 9-minute walk from Tampines East MRT Station (741m) and is near the White Sands Primary School (1206m, 15 min walk) and East Spring Primary School (1024m, 13 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 497J Tampines St 45?

Facilities and transport within a 15-minute walk. Walking times are route-based.

MRT / LRT

TAMPINES EAST MRT STATION 741m · 9 min

Nearby Schools

WHITE SANDS PRIMARY SCHOOL 1206m · 15 min
EAST SPRING PRIMARY SCHOOL 1024m · 13 min

Parks

LOYANG VIEW PG 1073m · 14 min
MARIAM WAY PG 1064m · 13 min

Community Facilities

Tampines East CC 1036m · 13 min

Other Blocks on Tampines St 45

Block 497D Tampines St 45 Block 497A Tampines St 45 Block 497F Tampines St 45

Frequently Asked Questions

How much is a flat at Block 497J Tampines St 45?

Based on 17 recorded transactions, the median resale price ranges from $547,500 (5 Room) to $685,000 (Executive). The most recent sale was $865,000 in 2025-08.

Median by flat type (last 24 months)

Flat Type Most Recent Median
5 Room $547,500 (all-time)
Executive $916,500

What is my flat worth at Block 497J?

The overall median resale price at Block 497J Tampines St 45 is $916,500. Prices have risen 42.4% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 497J?

Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 497J prices.

What is CPF accrued interest and why does it reduce my sale proceeds?

When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.

How active is the resale market at Block 497J?

Block 497J has recorded 17 resale transactions — roughly 0.7 sales per month over the past 24 months. The latest transaction closed in 2025-08.

What flat types are available at Block 497J?

Block 497J Tampines St 45 has 5 Room, Executive units. Median prices range from $547,500 to $685,000.

How much can I unlock to upgrade if I sell my HDB at Block 497J?

Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.

What is the remaining lease for Block 497J?

Block 497J was built in 1996 with a 99-year lease. It has approximately 69 years 11 months remaining.

Does Block 497J's remaining lease affect its resale value?

At 69 years remaining, most buyers still qualify for full CPF usage. Buyers in their late 30s or older may see slight CPF caps depending on their age, but the effect on your buyer pool is small. Pricing at market rate remains straightforward.

When can I sell my flat at Block 497J Tampines St 45?

Flats at Block 497J Tampines St 45 have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.

How long does it take to sell an HDB flat?

The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.

Can I sell my HDB flat without an agent?

Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.

What are the costs of selling an HDB flat?

Typical costs for a seller:

Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $916,500 excl. levy $18,910 to $20,410