Block 448 Tampines ST 42
520448 · Tampines East · Tampines · Built 1984 · Lease from 1985 · ~58 yrs lease left · 110 units · 12 floors
Block 448 Tampines ST 42 in Tampines scores 69.1/100 overall on the Singapore Block Liveability Index. It is 9.8 minutes’ walk from Tampines East Mrt Station MRT, 22.2 minutes from Hawker Centre @ Our Tampines Hub, and 209 m straight-line from Gongshang Primary School.
Where it is
OneMap · SLABlock 448 Tampines ST 42, Singapore 520448
Pillar scores
- Transport
- 67
- Food
- 59
- Schools
- 100
- Healthcare
- 99
- Daily needs
- 63
- Green space
- 58
- Connectivity
- 45
- Value (lease)
- 36
- Leisure
- 67
- EV charging
- 100
Who it suits
- Overall
- 69
- Young Families
- 73
- Seniors
- 70
- Renters
- 61
- Investors
- 58
- EV Owners
- 72
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 43min
- one-north
- 61min
- Jurong East
- 69.9min
- Changi Airport
- 28.2min
Getting to the city centre
weekday 08:00 · OneMap43 min door to door · S$2.24 · 1 transfer · 4 min (281 m) walking · 2 min waiting · 36 min riding
- Walk 2 min (114 m) to Blk 449
- Bus 38 · SBS Transit
Blk 449 → Simei · 8 stops · 11 min - Walk 2 min (139 m) to Simei
- East-West Line · SMRT Corporation
Simei → Raffles Place · 11 stops · 25 min - Walk 0 min (28 m) to Destination
What’s nearby
walk times, door to doorDistance from centre is real walk time (rings at 5 / 10 / 15 min); the angle only spreads categories apart — it is not compass bearing.
MRT stations
transit- Tampines East Mrt Station9.8 min
- Tampines East Mrt Station9.9 min
- Tampines East Mrt Station11.8 min
Hawker centres
food- Hawker Centre @ Our Tampines Hub22.2 min
- Tampines North Hawker Centre29.2 min
- Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)31.7 min
Eateries nearby
food- Wonderful Management Pte. Ltd.3.4 min
- Cold Storage Singapore (1983) Pte LtdA3.4 min
- Yao HainingB3.4 min
- Ice Cream Skool LlpA3.4 min
- Tan Hong KiapB3.4 min
- Al-Thohirah Tampines RestaurantB5.7 min
Hygiene grades from SFA (NEA licensed eateries).
Supermarkets
daily- Ntuc Fairprice Co-Operative Ltd6.5 min
- Sheng Siong Supermarket Pte Ltd12.4 min
- Yes Supermarket Pte Ltd14.8 min
CHAS clinics
health- Sunshine Clinic Family Practice & Surgery3.4 min
- Viva Medical Clinic3.7 min
- Medilife Clinic & Surgery5.7 min
Parks & green
green- Sun Plaza Pk16.1 min
- Tampines Eco Green Pk19.6 min
- Tampines Boulevard Park21.4 min
Primary schools
straight-lineEldercare centres
care- Lions Befrienders (Tampines) Senior Activity Centre5.8 min
- Lions Befrienders Senior Activity Centre @ Tampines Blk 499C9.4 min
- Lions Befrienders Senior Group Home @ Tampines 499C9.4 min
Community clubs
leisure- Tampines North CC (U/C)10.6 min
- Tampines East CC15.5 min
- Tampines Central CC23.2 min
Libraries
leisure- Tampines Regional Library13.7 min
- Pasir Ris Public Library32.9 min
EV charging
ev- Blk 444/450 Tampines Street 420.7 min
- Blk 429/432 Tampines Street 415.4 min
- Blk 433/443 Tampines Street 436.3 min
What’s within a walk
OSRM foot · OneMapWithin ~10 minutes on foot: 2 MRT, 1 supermarkets, 4 clinics.
Shaded areas are real pedestrian reach (OSRM foot routing), sampled on a grid — an approximate schematic, not a legal boundary.Buses near here
LTA stops · OneMap routing- Stop 764713 min walk · 127 m
- Stop 763894.4 min walk · 266 m
- BLK 4492 min walk438293
- TAMPINES JC/OPP BLK 3902 min walk34
Services seen boarding near this block on real OneMap public-transport routes — not a full timetable. Check the LTA / bus operator app for live arrivals.
Who lives here
Census 2020 · Tampines planning area- Age profile
- In Tampines, 13.5% of residents are under 15 and 14.8% are 65 or older.
- 25–298.4%55–598.3%60–648.2%30–347.7%
- Household income
- 40.9% of Tampines households earn $10,000 or more a month (gross, from work).
- No working person11.5%$20,000+11.5%$15,000–17,4996.4%$7,000–7,9995.6%
- Dwelling mix
- 87% of Tampines households live in HDB flats; 12.8% in condominiums or landed homes.
- HDB 4 room flats37.3%HDB 5 room and executive flats28.8%HDB 3 room flats17.1%Condominiums and other apartments11.4%
- Household size
- 34.5% of Tampines households are one or two people; 3-person households are the most common.
- 3-person21.7%2-person21.5%4-person21%1-person13%
- In education
- Of Tampines residents currently in education, 27.2% attend polytechnic or university.
- Primary31.9%Secondary23.5%University16%Polytechnic11.2%
- Commute to work
- 58.9% of working Tampines residents commute by public transport; 27% drive or ride.
- MRT LRT and bus24.3%Car18.4%Bus17.5%MRT LRT only14.6%
Resident data for the Tampines planning area, Census 2020 — Singapore Department of Statistics, via OneMap (Singapore Land Authority).
Can I afford this?
est. ~S$663k · 5 roomSet your budget to see if this block fits. Not sure? work it out from your income →
Value for money
liveability vs price · like-for-likeAmong 5-room HDB flats islandwide (2,514 compared), Blk 448 Tampines ST 42 is more liveable than 42% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).
Percentiles rank this home only against comparable ones (5-room HDB flats islandwide). A transparent price-vs-liveability comparison from real resale data — not a valuation or fair-price estimate. as of 2026-07
Is it worth it?
liveability · price trend · leaseBlock 448 offers a strong liveability score (69.1/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~58 years left).
A plain-language read, not financial advice. Liveability and lease come from the index; price signals from data.gov.sg resale transactions for Tampines East. We do not publish a fair-price estimate.
Prices & transactions — Blk 448 Tampines ST 42
Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation
Recent sales at Blk 448 Tampines ST 42
| Month | Type | Storey | Area | Price | PSF |
|---|---|---|---|---|---|
| Apr '26 | 3-room | 07 TO 09 | 74 m² | S$478k | S$600 |
| Nov '24 | 4-room | 10 TO 12 | 104 m² | S$618k | S$552 |
Subzone medians — Tampines East
Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg
See what’s for sale
Browse current for-sale listings near Blk 448 Tampines ST 42 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.