Block 498L Tampines ST 45
528498 · Tampines East · Tampines · Built 1995 · Lease from 1997 · ~70 yrs lease left · 72 units · 10 floors
Block 498L Tampines ST 45 in Tampines scores 65.6/100 overall on the Singapore Block Liveability Index. It is 10.8 minutes’ walk from Tampines East Mrt Station MRT, 26 minutes from Pasir Ris Central Hawker Centre, and 543 m straight-line from White Sands Primary School.
Where it is
OneMap · SLABlock 498L Tampines ST 45, Singapore 528498
Pillar scores
- Transport
- 75
- Food
- 55
- Schools
- 100
- Healthcare
- 86
- Daily needs
- 53
- Green space
- 70
- Connectivity
- 40
- Value (lease)
- 60
- Leisure
- 30
- EV charging
- 47
Who it suits
- Overall
- 66
- Young Families
- 71
- Seniors
- 64
- Renters
- 57
- Investors
- 61
- EV Owners
- 57
Commute by public transport
OneMap routing · weekday 08:00- Raffles Placecity centre
- 45.5min
- one-north
- 64.5min
- Jurong East
- 72.3min
- Changi Airport
- 30min
Getting to the city centre
weekday 08:00 · OneMap46 min door to door · S$2.24 · 1 transfer · 7 min (442 m) walking · 2 min waiting · 36 min riding
- Walk 2 min (126 m) to Blk 489b
- Bus 293 · SBS Transit
Blk 489b → Tampines Int · 6 stops · 8 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
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 Station10.8 min
- Tampines East Mrt Station12.4 min
- Tampines East Mrt Station13 min
Hawker centres
food- Pasir Ris Central Hawker Centre26 min
- Hawker Centre @ Our Tampines Hub31.3 min
- Tampines North Hawker Centre35 min
Eateries nearby
food- Ramupillai AmirthalingamB1.6 min
- Cold Storage Singapore (1983) Pte LtdA4.1 min
- Saffiah Bt Packer Mohd6.7 min
- Mr. Prata Restaurants Pte LtdA6.7 min
- Yazid Bin Muhamad Salleh6.7 min
- Rayu Concepts Private LimitedA6.7 min
Hygiene grades from SFA (NEA licensed eateries).
Supermarkets
daily- Ntuc Fairprice Co-Operative Ltd8.6 min
- Cold Storage Singapore (1983) Pte Ltd15.5 min
- Sheng Siong Supermarket Pte Ltd20.6 min
CHAS clinics
health- Kindred Family Clinic (Tampines)3 min
- Faith Medical Clinic & Surgery4.3 min
- Medina Medical Centre6.5 min
Parks & green
green- Loyang View Pg16.6 min
- Tampines Eco Green Pk16.6 min
- Mariam Way Pg18 min
Primary schools
straight-lineEldercare centres
care- Lions Befrienders Senior Activity Centre @ Tampines Blk 499C7.7 min
- Lions Befrienders Senior Group Home @ Tampines 499C7.7 min
- Lions Befrienders (Tampines) Senior Activity Centre12.7 min
Community clubs
leisure- Tampines East CC16.7 min
- Tampines North CC (U/C)19.5 min
- Pasir Ris East CC22.8 min
Libraries
leisure- Tampines Regional Library22.8 min
- Pasir Ris Public Library26.3 min
EV charging
ev- Blk 475 Tampines Street 448.6 min
- Blk 433/443 Tampines Street 4310.9 min
- Blk 451/460 Tampines Street 4212.6 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 762690.7 min walk · 58 m
- Stop 762611.3 min walk · 87 m
- OPP BLK 489A1 min walk293
- BLK 489B2 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 498L Tampines ST 45 is more liveable than 26% 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 498L offers a strong liveability score (65.6/100). 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 498L Tampines ST 45
Actual registered resale prices · source data.gov.sg · we show real sale ranges, not an estimated valuation
Recent sales at Blk 498L Tampines ST 45
| Month | Type | Storey | Area | Price | PSF |
|---|---|---|---|---|---|
| Sep '25 | 4-room | 07 TO 09 | 106 m² | S$665k | S$583 |
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 498L Tampines ST 45 on Singapore’s property portals. These open on third-party sites — SG Block Index doesn’t list or sell property.