How far is Block 485B Tampines Ave 9 from the nearest MRT?

The nearest MRT is Tampines East Mrt Station, about 4.9 minutes on foot.

How do I get from Block 485B Tampines Ave 9 to the city centre by public transport?

Take Bus 29 to Tampines Int, then East-West Line to Raffles Place. About 44 minutes with 1 transfer, roughly S$2.20.

What is the nearest hawker centre to Block 485B?

Hawker Centre @ Our Tampines Hub is roughly 28.1 minutes' walk away.

Which primary school is closest to Block 485B Tampines Ave 9?

White Sands Primary School, approximately 810 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 485B Tampines Ave 9?

Approximately 62 years, derived from the block's lease commencement in 1989 against the standard 99-year HDB lease.

What is the liveability score of Block 485B Tampines Ave 9?

It scores 69.8/100 overall: transport 92.5, food 55, schools 100, healthcare 90.1, daily needs 57.4, green space 53.9, connectivity 44.5, value 44, leisure 44.6.

Is Block 485B Tampines Ave 9 a good place to live and a good buy?

On liveability it scores 69.8/100 overall. On price, resale prices here have tracked the wider market, and about 62 years of lease remain. Whether that is "worth it" depends on budget and priorities — the index gives the liveability and lease picture, and data.gov.sg resale transactions for Tampines East give the price trend.

Block 485B Tampines Ave 9

521485 · Tampines East · Tampines · Built 1988 · Lease from 1989 · ~62 yrs lease left · 110 units · 12 floors

70Overall / 100How we score →

Summary

Block 485B Tampines Ave 9 in Tampines scores 69.8/100 overall on the Singapore Block Liveability Index. It is 4.9 minutes’ walk from Tampines East Mrt Station MRT, 28.1 minutes from Hawker Centre @ Our Tampines Hub, and 810 m straight-line from White Sands Primary School.

Where it is

OneMap · SLA

Map showing the location of Blk 485B Tampines Ave 9 in Singapore

Block 485B Tampines Ave 9, Singapore 521485

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 93
Food: 55
Schools: 100
Healthcare: 90
Daily needs: 57
Green space: 54
Connectivity: 45
Value (lease): 44
Leisure: 45
EV charging: 78

80+ excellent65+ good50+ fair35+ weak<35 poor

See how every score is calculated →

Who it suits

Overall: 70
Young Families: 74
Seniors: 68
Renters: 64
Investors: 60
EV Owners: 68

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 44.4min
one-north: 58.2min
Jurong East: 71.2min
Changi Airport: 28.2min

Getting to the city centre

weekday 08:00 · OneMap

44 min door to door · S$2.20 · 1 transfer · 8 min (498 m) walking · 2 min waiting · 34 min riding

3m›29›4m›EWL›0mthe city centre

Walk 3 min (182 m) to Blk 464
Bus 29 · SBS Transit
Blk 464 → Tampines Int · 5 stops · 7 min
Walk 4 min (288 m) to Tampines
East-West Line · SMRT Corporation
Tampines → Raffles Place · 12 stops · 28 min
Walk 0 min (28 m) to Destination

Fastest itinerary · fares & times from OneMap, Singapore Land Authority

What’s nearby

walk times, door to door

Walk-time rings · schematic

Distance 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

PlannedPasir Ris East MRT station (Master Plan 2025) is planned about 931 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Hawker Centre @ Our Tampines Hub28.1 min
Pasir Ris Central Hawker Centre29.7 min
Tampines Street 11 Blk 137 (Tampines Round Market and Food Centre)32.3 min

Eateries nearby

food

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd7.7 min
Cold Storage Singapore (1983) Pte Ltd13.6 min
Yes Supermarket Pte Ltd14.4 min

CHAS clinics

health

Faith Medical Clinic & Surgery3.9 min
Hwang & Liang Family Clinic & Surgery6.3 min
Kindred Family Clinic (Tampines)6.8 min

Parks & green

green

Loyang View Pg19.5 min
Mariam Way Pg20 min
Tampines Eco Green Pk20.2 min

Primary schools

straight-line

Eldercare centres

care

Lions Befrienders Senior Activity Centre @ Tampines Blk 499C1.2 min
Lions Befrienders Senior Group Home @ Tampines 499C1.2 min
Lions Befrienders (Tampines) Senior Activity Centre9.3 min

Community clubs

leisure

Tampines East CC11 min
Tampines North CC (U/C)16.3 min
Pasir Ris East CC26.4 min

Libraries

leisure

Tampines Regional Library19.6 min
Pasir Ris Public Library29.9 min

EV charging

Blk 451/460 Tampines Street 426.8 min
Blk 475 Tampines Street 447.7 min
Blk 444/450 Tampines Street 429.5 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 485B Tampines Ave 9

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 4 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

Nearest bus stops

Stop 763411.4 min walk · 122 m
Stop 763492.2 min walk · 117 m

Buses that serve this block

DUNMAN SEC SCH2 min walk
29
TAMPINES JC/OPP BLK 3902 min walk
34
BLK 4643 min walk
29

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 room

Set your budget to see if this block fits. Not sure? work it out from your income →

Value for money

liveability vs price · like-for-like

good value

Among 5-room HDB flats islandwide (2,514 compared), Blk 485B Tampines Ave 9 is more liveable than 46% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).

Liveability46th percentile

Price (lower is cheaper)cheaper than 67%

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 · lease

Block 485B offers a strong liveability score (69.8/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~62 years left).

What you get69.8/100overall liveability

Where price is heading+2.7%5 room median PSF, 12-mo

How long it holds62 yrslease remaining

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 485B Tampines Ave 9

Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation

4-room1 sale · 12 mo

S$648k

median S$648k · S$579–579 psf

Subzone median PSF (smoothed)4-room a sale at this block

Monthly resale volume — Tampines East (area liquidity)

Recent sales at Blk 485B Tampines Ave 9

Month	Type	Storey	Area	Price	PSF
Aug '25	4-room	07 TO 09	104 m²	S$648k	S$579
May '25	5-room	10 TO 12	121 m²	S$761k	S$584
Apr '25	4-room	10 TO 12	104 m²	S$640k	S$572
Jan '25	4-room	10 TO 12	104 m²	S$605k	S$540
Sep '24	5-room	04 TO 06	121 m²	S$780k	S$599
Aug '24	4-room	07 TO 09	104 m²	S$595k	S$532
Jul '24	4-room	04 TO 06	104 m²	S$570k	S$509

Subzone medians — Tampines East

Latest median resale price per sq ft by flat type · 12-month change · source data.gov.sg

Flat typeMedian PSF12-mo changeLatest txns

2 ROOMS$788▲ 6.1%1

3 ROOMS$651▲ 14.4%4

4 ROOMS$526▼ 4.4%4

5 ROOMS$560▲ 2.7%7

EXECUTIVES$593▲ 1.8%2

MULTI-GENERATIONS$616▼ 3.3%1

Compare with nearby blocks →Living in Tampines →Tampines estate data →Blocks near Tampines East Mrt Station →Blocks near White Sands Primary School →Commute to the CBD →Buying your first home →Upgrading or investing →

See what’s for sale

Browse current for-sale listings near Blk 485B Tampines Ave 9 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.

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