How far is Block 496E Tampines Ave 9 from the nearest MRT?

The nearest MRT is Tampines East Mrt Station, about 14.8 minutes on foot.

How do I get from Block 496E 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$2.15.

What is the nearest hawker centre to Block 496E?

Hawker Centre @ Our Tampines Hub is roughly 26.4 minutes' walk away.

Which primary school is closest to Block 496E Tampines Ave 9?

Tampines North Primary School, approximately 135 m straight-line — inside the 1 km MOE priority radius.

How many years remain on the lease at Block 496E Tampines Ave 9?

Approximately 66 years, derived from the block's lease commencement in 1993 against the standard 99-year HDB lease.

What is the liveability score of Block 496E Tampines Ave 9?

It scores 62.2/100 overall: transport 39.7, food 49, schools 99.8, healthcare 89.3, daily needs 58.8, green space 80, connectivity 41.7, value 52, leisure 44.4.

Is Block 496E Tampines Ave 9 a good place to live and a good buy?

On liveability it scores 62.2/100 overall. On price, resale prices here have tracked the wider market, and about 66 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 496E Tampines Ave 9

521496 · Tampines East · Tampines · Built 1992 · Lease from 1993 · ~66 yrs lease left · 96 units · 13 floors

62Overall / 100How we score →

Summary

Block 496E Tampines Ave 9 in Tampines scores 62.2/100 overall on the Singapore Block Liveability Index. It is 14.8 minutes’ walk from Tampines East Mrt Station MRT, 26.4 minutes from Hawker Centre @ Our Tampines Hub, and 135 m straight-line from Tampines North Primary School.

Where it is

OneMap · SLA

Map showing the location of Blk 496E Tampines Ave 9 in Singapore

Block 496E Tampines Ave 9, Singapore 521496

Open in Google Maps ↗Street View ↗Get directions →

Pillar scores

Transport: 40
Food: 49
Schools: 100
Healthcare: 89
Daily needs: 59
Green space: 80
Connectivity: 42
Value (lease): 52
Leisure: 44
EV charging: 76

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

See how every score is calculated →

Who it suits

Overall: 62
Young Families: 69
Seniors: 63
Renters: 51
Investors: 58
EV Owners: 62

Commute by public transport

OneMap routing · weekday 08:00

Raffles Placecity centre: 44min
one-north: 63min
Jurong East: 70.8min
Changi Airport: 30.4min

Getting to the city centre

weekday 08:00 · OneMap

44 min door to door · S$2.15 · 1 transfer · 10 min (674 m) walking · 2 min waiting · 32 min riding

6m›29›4m›EWL›0mthe city centre

Walk 6 min (358 m) to Blk 430
Bus 29 · SBS Transit
Blk 430 → Tampines Int · 3 stops · 4 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 1347 m away — not yet open, shown separately from existing stations.

Hawker centres

food

Hawker Centre @ Our Tampines Hub26.4 min
Pasir Ris Central Hawker Centre27.2 min
Tampines North Hawker Centre28 min

Eateries nearby

food

Hygiene grades from SFA (NEA licensed eateries).

Supermarkets

daily

Ntuc Fairprice Co-Operative Ltd7.4 min
Sheng Siong Supermarket Pte Ltd16.6 min
Cold Storage Singapore (1983) Pte Ltd19.8 min

CHAS clinics

health

Cecilia Family Clinic & Surgery6.2 min
Medicare Associates6.9 min
Medilife Clinic & Surgery7.4 min

Parks & green

green

Tampines Eco Green Pk14.2 min
Sun Plaza Pk16.9 min
Tampines Boulevard Park20.8 min

Primary schools

straight-line

Eldercare centres

care

Lions Befrienders (Tampines) Senior Activity Centre8.8 min
Lions Befrienders Senior Activity Centre @ Tampines Blk 499C13.8 min
Lions Befrienders Senior Group Home @ Tampines 499C13.8 min

Community clubs

leisure

Tampines North CC (U/C)14.6 min
Tampines East CC20.6 min
Pasir Ris East CC23.9 min

Libraries

leisure

Tampines Regional Library17.9 min
Pasir Ris Public Library27.4 min

EV charging

Blk 433/443 Tampines Street 437.1 min
Blk 475 Tampines Street 447.5 min
Blk 429/432 Tampines Street 417.9 min

What’s within a walk

OSRM foot · OneMap

Walking-reach map around Blk 496E Tampines Ave 9

5-min walk10-min walk15-min walk

Within ~10 minutes on foot: 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 763595.5 min walk · 293 m
Stop 763696.4 min walk · 108 m

Buses that serve this block

BLK 496F2 min walk
29
TAMPINES JC/OPP BLK 3902 min walk
34
BLK 4306 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

slight premium

Among 5-room HDB flats islandwide (2,514 compared), Blk 496E Tampines Ave 9 is more liveable than 15% of them and cheaper than 67% — around S$560/psf for 5 room (as of 2026-07).

Liveability15th 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 496E offers a solid liveability score (62.2/100). On price, resale prices here have moved roughly in step with the wider market and the lease is mid-life (~66 years left).

What you get62.2/100overall liveability

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

How long it holds66 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 496E Tampines Ave 9

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

4-room2 sales · 12 mo

S$623k – S$626k

median S$624k · S$541–543 psf

5-room1 sale · 12 mo

S$740k

median S$740k · S$554–554 psf

Subzone median PSF (smoothed)4-room5-room a sale at this block

Monthly resale volume — Tampines East (area liquidity)

Recent sales at Blk 496E Tampines Ave 9

Month	Type	Storey	Area	Price	PSF
Jun '26	4-room	07 TO 09	107 m²	S$626k	S$543
May '26	4-room	04 TO 06	107 m²	S$623k	S$541
Oct '25	5-room	13 TO 15	124 m²	S$740k	S$554
Feb '25	5-room	04 TO 06	127 m²	S$715k	S$523
Jan '25	5-room	04 TO 06	137 m²	S$800k	S$543

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 Tampines North 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 496E 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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