Block 498J Tampines ST 45
527498 · Tampines East · Tampines · Built 1995 · Lease from 1997 · ~70 yrs lease left · 72 units · 10 floors
Block 498J Tampines ST 45 in Tampines scores 64/100 overall on the Singapore Block Liveability Index. It is 10.7 minutes’ walk from Tampines East Mrt Station MRT, 25.9 minutes from Pasir Ris Central Hawker Centre, and 516 m straight-line from White Sands Primary School.
Where it is
OneMap · SLABlock 498J Tampines ST 45, Singapore 527498
Pillar scores
- Transport
- 73
- Food
- 54
- Schools
- 100
- Healthcare
- 85
- Daily needs
- 54
- Green space
- 65
- Connectivity
- 34
- Value (lease)
- 60
- Leisure
- 31
- EV charging
- 48
Who it suits
- Overall
- 64
- Young Families
- 70
- Seniors
- 63
- Renters
- 55
- Investors
- 60
- EV Owners
- 56
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 48.2min
- one-north
- 70.3min
- Jurong East
- 75.1min
- Changi Airport
- 32.5min
Getting to the city centre
weekday 08:00 · OneMap48 min door to door · S$2.20 · 2 transfers · 6 min (409 m) walking · 7 min waiting · 35 min riding
- Walk 4 min (210 m) to Opp Blk 489a
- Bus 293 · SBS Transit
Opp Blk 489a → Blk 390/opp Tampines JC · 2 stops · 2 min - Bus 9 · SBS Transit
Blk 390/opp Tampines JC → Opp Simei · 6 stops · 8 min - Walk 2 min (171 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 Station10.7 min
- Tampines East Mrt Station12.2 min
- Tampines East Mrt Station12.9 min
Hawker centres
food- Pasir Ris Central Hawker Centre25.9 min
- Hawker Centre @ Our Tampines Hub31.2 min
- Tampines North Hawker Centre34.9 min
Eateries nearby
food- Ramupillai AmirthalingamB3.5 min
- Cold Storage Singapore (1983) Pte LtdA4 min
- Saffiah Bt Packer Mohd6.6 min
- Mr. Prata Restaurants Pte LtdA6.6 min
- Yazid Bin Muhamad Salleh6.6 min
- Rayu Concepts Private LimitedA6.6 min
Hygiene grades from SFA (NEA licensed eateries).
Supermarkets
daily- Ntuc Fairprice Co-Operative Ltd8.5 min
- Cold Storage Singapore (1983) Pte Ltd17.4 min
- Sheng Siong Supermarket Pte Ltd22.6 min
CHAS clinics
health- Kindred Family Clinic (Tampines)2.9 min
- Faith Medical Clinic & Surgery6.2 min
- Medina Medical Centre6.4 min
Parks & green
green- Tampines Eco Green Pk16.4 min
- Loyang View Pg18.5 min
- Mariam Way Pg19.9 min
Primary schools
straight-lineEldercare centres
care- Lions Befrienders Senior Activity Centre @ Tampines Blk 499C8.6 min
- Lions Befrienders Senior Group Home @ Tampines 499C8.6 min
- Lions Befrienders (Tampines) Senior Activity Centre12.6 min
Community clubs
leisure- Tampines East CC16.6 min
- Tampines North CC (U/C)19.4 min
- Pasir Ris East CC22.6 min
Libraries
leisure- Tampines Regional Library22.7 min
- Pasir Ris Public Library26.2 min
EV charging
ev- Blk 475 Tampines Street 448.5 min
- Blk 433/443 Tampines Street 4310.8 min
- Blk 451/460 Tampines Street 4212.4 min
What’s within a walk
OSRM foot · OneMapWithin ~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- Stop 762692.6 min walk · 155 m
- Stop 762613.1 min walk · 185 m
- BLK 390/OPP TAMPINES JC4 min walk9
- OPP BLK 489A4 min walk293
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 498J Tampines ST 45 is more liveable than 19% 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 498J offers a solid liveability score (64/100). On price, resale prices here have moved roughly in step with the wider market and there is plenty of lease runway (~70 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 498J Tampines ST 45
Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation
Recent sales at Blk 498J Tampines ST 45
| Month | Type | Storey | Area | Price | PSF |
|---|---|---|---|---|---|
| Feb '26 | Executive | 07 TO 09 | 143 m² | S$950k | S$617 |
| Aug '25 | 5-room | 04 TO 06 | 125 m² | S$745k | S$554 |
| Aug '25 | Executive | 07 TO 09 | 147 m² | S$1.21m | S$763 |
| Jan '25 | 4-room | 01 TO 03 | 106 m² | S$605k | S$530 |
| Aug '24 | 5-room | 07 TO 09 | 124 m² | S$749k | S$561 |
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 498J Tampines ST 45 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.