Latest Sale
$635,000
2026-03 · 4 Room
How Much Is a Flat at Block 498M Tampines St 45 Worth?
4 Room, 5 Room, Executive · Built 1997 · 70 years 05 months remaining MOP Cleared
Median $/sqm
$5,425
Based on 19 txns
Total Txns
19
Since data available
5-Yr Trend
▲28.7%
vs 5 years ago
What's Your Flat Worth?
Select your flat type and storey band, then click Get Estimate. Change your selection at any time and get a new estimate.
Flat Type
Storey Band (closest to your floor)
How did you buy?
Estimated Upgrade Budget
▲ 28.7% 5-yr—
Cash
—
Spendable
CPF Refund
—
Back to CPF OA
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
+CPF & Loan — view details →
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
📊 Moderate activity — a specialist agent can position your flat to the right buyer.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
4 flats ⚡
AVG. DAYS TO OFFER
~45 days
Transaction density proxy
BUYER DEMAND
5.4 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 2
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 3
675 transactions in Tampines St 45
Highest: $1,208,000
1 / 2
Specialist 1
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 2
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 3
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 4
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 5
675 transactions in Tampines St 45
Highest: $1,208,000
Specialist 6
675 transactions in Tampines St 45
Highest: $1,208,000
Agent profiles launching soon
Lease Clock
Watch 0 yrs 70 years left 99 yrs
Key threshold: 60 years
Your flat is approaching a key resale threshold
Your block has 70 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 19 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2026-03 | 01 TO 03 | 4 Room | 106 | $635,000 | $5,991 |
| 2026-02 | 04 TO 06 | 4 Room | 106 | $640,000 | $6,038 |
| 2026-01 | 04 TO 06 | 5 Room | 124 | $745,000 | $6,008 |
| 2026-01 | 04 TO 06 | 4 Room | 106 | $675,000 | $6,368 |
| 2025-04 | 10 TO 12 | Executive | 143 | $1,000,000 | $6,993 |
| 2025-01 | 07 TO 09 | 4 Room | 106 | $638,888 | $6,027 |
| 2024-10 | 01 TO 03 | 5 Room | 124 | $711,500 | $5,738 |
| 2024-03 | 01 TO 03 | 4 Room | 106 | $580,000 | $5,472 |
| 2024-02 | 04 TO 06 | 5 Room | 125 | $700,000 | $5,600 |
| 2023-05 | 01 TO 03 | 4 Room | 106 | $575,000 | $5,425 |
| 2022-06 | 07 TO 09 | 4 Room | 106 | $535,000 | $5,047 |
| 2021-10 | 04 TO 06 | 4 Room | 106 | $482,000 | $4,547 |
| 2021-08 | 04 TO 06 | 5 Room | 125 | $580,000 | $4,640 |
| 2019-09 | 07 TO 09 | Executive | 147 | $620,000 | $4,218 |
| 2019-05 | 01 TO 03 | 4 Room | 106 | $425,000 | $4,009 |
| 2019-02 | 04 TO 06 | 5 Room | 124 | $525,000 | $4,234 |
| 2018-11 | 01 TO 03 | 5 Room | 125 | $505,000 | $4,040 |
| 2018-10 | 01 TO 03 | 4 Room | 106 | $423,000 | $3,991 |
| 2018-08 | 01 TO 03 | 5 Room | 124 | $488,000 | $3,935 |
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About Block 498M Tampines St 45
Block 498M at Tampines St 45 is a residential HDB block in Tampines, Singapore, built in 1997 with approximately 70 years remaining on its 99-year lease. The block contains 4 Room, 5 Room, Executive flats, with resale prices ranging from $577,500 to $810,000 based on 19 recorded transactions. The most recent transaction was a 4 Room flat (storeys 01–03) that sold for $635,000 in Mar 2026. The current median price per square metre is $5,425. Over the past five years, resale prices have risen by approximately 28.7%.
Buyers can use CPF and get full bank financing for flats with more than 60 years of lease remaining — Block 498M has 70 years left, meaning buyers face no financing restrictions.
All data is sourced from data.gov.sg and updated monthly.
Frequently Asked Questions
How much is a flat at Block 498M Tampines St 45?
Based on 19 recorded transactions, the median resale price ranges from $577,500 (4 Room) to $810,000 (Executive). The most recent sale was $635,000 in 2026-03.
Median by flat type (last 24 months)
Flat Type Most Recent Median
4 Room $639,444
5 Room $728,250
Executive $1,000,000
What is my flat worth at Block 498M?
The overall median resale price at Block 498M Tampines St 45 is $789,231. Prices have risen 28.7% over the past 5 years.
How active is the resale market at Block 498M?
Block 498M has recorded 19 resale transactions — roughly 0.8 sales per month over the past 24 months. The latest transaction closed in 2026-03.
What flat types are available at Block 498M?
Block 498M Tampines St 45 has 4 Room, 5 Room, Executive units. Median prices range from $577,500 to $810,000.
How much can I unlock to upgrade if I sell my HDB at Block 498M?
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 498M?
Block 498M was built in 1997 with a 99-year lease. It has approximately 70 years 05 months remaining. Lease decay accelerates below 40 years and affects buyer CPF eligibility.
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
Seller stamp duty None (after MOP)
Total (est.) on $639,444 $13,369 to $14,869