448 Tampines St 42
HDB block in Tampines, Singapore 520448
448 Tampines St 42 is an HDB block in Tampines, completed in 1984, with 110 dwelling units. Across 173 resales on record, 3-Room flats have recently resold around S$412k (S$478 psf, 74 sqm). The lease has approximately 58 years remaining.
What are the key facts about 448 Tampines St 42?
448 Tampines St 42 is an HDB block in Tampines, completed in 1984, with 110 dwelling units.
- Town
- Tampines
- Planning area
- Tampines
- Completed
- 1984
- Storeys
- 12
- Total units
- 110
- Flat model
- Model A
- Market segment
- OCR
- Median resale
- S$412k
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 58 years
What are resale prices at 448 Tampines St 42?
3-Room flats have recently resold around S$412k (S$478 psf), from 173 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 3-Room | 114 | S$355,000recent | 74 sqm | S$446 psf |
| 4-Room | 59 | S$438,000recent | 105 sqm | S$388 psf |
Live now: 6 flats listed for sale at this block (median asking S$694k) and 2 for rent — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Jul 2026.
What rent and yield does 448 Tampines St 42 get?
Flats at 448 Tampines St 42 have recently sublet for a median of S$2,900/mo, an indicative gross rental yield of about 8.4% (from 14 recent rental contracts).
Median rent
S$2,900/mo
14 recent contracts
Gross rental yield
8.4%
indicative, gross
Annual rent
S$34,800
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 3-Room | 9 | S$2,900/mo |
| 4-Room | 5 | S$3,000/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Feb 2026. Source: HDB rental (subletting) data.
What has recently sold at 448 Tampines St 42?
448 Tampines St 42 has 173 recorded resales; the most recent transacted at S$605,000 in Jul 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Jul 2026 | 4-Room | 07 TO 09 | 104 sqm | S$605,000 |
| Apr 2026 | 3-Room | 07 TO 09 | 74 sqm | S$478,000 |
| Nov 2024 | 4-Room | 10 TO 12 | 104 sqm | S$618,000 |
| Nov 2023 | 3-Room | 07 TO 09 | 74 sqm | S$431,000 |
| May 2023 | 4-Room | 04 TO 06 | 108 sqm | S$556,000 |
| Jan 2023 | 3-Room | 10 TO 12 | 74 sqm | S$412,000 |
| Nov 2022 | 3-Room | 10 TO 12 | 74 sqm | S$400,000 |
| Jan 2022 | 3-Room | 10 TO 12 | 74 sqm | S$380,000 |
| Sept 2021 | 3-Room | 04 TO 06 | 74 sqm | S$355,000 |
| Feb 2021 | 3-Room | 01 TO 03 | 74 sqm | S$349,000 |
| Aug 2020 | 3-Room | 04 TO 06 | 74 sqm | S$355,000 |
| Jun 2020 | 4-Room | 07 TO 09 | 105 sqm | S$430,000 |
What flat types are in 448 Tampines St 42?
448 Tampines St 42 has 110 units, mostly 3-Room flats of the Model A model.
Unit stock by flat type, from the HDB property information dataset.
Where is 448 Tampines St 42?
448 Tampines St 42 is an HDB block in Tampines.
Block 448 Tampines St 42 is an HDB block located along Tampines St 42. The block is recorded as completed around 1984, with up to 12 storeys. It has an estimated 110 residential units based on the HDB property information dataset. Flat types in the block include 3-room and 4-room units.
The address is Block 448 Tampines St 42, Singapore 520448. It is part of District 18, Tampines / Pasir Ris, the Tampines planning area. The block falls within the East Region and the OCR market segment.
The nearest rail connection is Tampines East MRT, approximately 426m away, around 7 minutes on foot. Nearby amenities include Tampines 1 for shopping, NTUC Fairprice Co-operative Ltd for groceries, Tampines Eco Green Pk for greenery and recreation, Tampines Polyclinic for polyclinic services, and Tampines North Community Club for community facilities.
How far is 448 Tampines St 42 from MRT and schools?
The nearest MRT/LRT to 448 Tampines St 42 is Tampines MRT, about 426 m away (~7 min walk). 8 schools are within 1 km, including 4 primary schools.
Getting around
- Tampines MRT426 m · ~7 min
- Tampines East MRT426 m · ~7 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Gongshang Primary SchoolPrimary schoolwithin 1 km · P1 priority210 m
- Pasir Ris Secondary SchoolSecondary schoolwithin 1 km420 m
- Tampines North Primary SchoolPrimary schoolwithin 1 km · P1 priority425 m
- Temasek Junior CollegeMixed-level schoolwithin 1 km577 m
- Yumin Primary SchoolPrimary schoolwithin 1 km · P1 priority683 m
- Dunman Secondary SchoolSecondary schoolwithin 1 km683 m
- Ngee Ann Secondary SchoolSecondary schoolwithin 1 km718 m
- Chongzheng Primary SchoolPrimary schoolwithin 1 km · P1 priority746 m
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at 448 Tampines St 42?
Buying a flat at 448 Tampines St 42 (~S$412k) needs about S$3,284/mo in income and S$1,547/mo in repayments, after S$6,960 stamp duty and a S$103k downpayment.
Illustrative, for a buyer at the recent median resale price (S$412k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$6,960
BSD, tiered
Downpayment (25%)
S$103k
cash + CPF
Monthly instalment
S$1,547/mo
25y @ 3.5%
Income required
S$3,284/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing 448 Tampines St 42? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at 448 Tampines St 42 land close to the town median — fair value, no big premium.
Frequently asked questions about 448 Tampines St 42
How much does a 3-Room flat at Block 448 Tampines St 42 cost?⌄
3-Room flats at Block 448 Tampines St 42 have recently resold for a median of about S$412k (S$478 psf), from 173 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
What are resale prices at Block 448 Tampines St 42 by flat type?⌄
3-Room ≈ S$355k; 4-Room ≈ S$438k (median resale, HDB caveats).
Is Block 448 Tampines St 42 worth buying given its remaining lease?⌄
Block 448 Tampines St 42 has about 58 years left on its 99-year lease (completed 1984). Below ~60 years, CPF usage and the maximum loan start to taper with the buyer's age, so check financing before committing. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 448 Tampines St 42?⌄
Gross rental yield at Block 448 Tampines St 42 is about 8.4%, based on a median subletting rent of about S$2,900/mo against a resale price of about S$412k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 448 Tampines St 42?⌄
For a flat at about S$412k on a 25-year HDB-style loan, you'd need roughly S$3,284/mo in household income, with repayments around S$1,547/mo after a S$103k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 448 Tampines St 42?⌄
The nearest MRT/LRT station to Block 448 Tampines St 42 is Tampines MRT, about 426 m away (~7 min walk).
Which primary schools are within 1 km of Block 448 Tampines St 42?⌄
Gongshang Primary School, Tampines North Primary School, Yumin Primary School, Chongzheng Primary School are within 1 km of Block 448 Tampines St 42 — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.