61 Tampines Street 86 528510, Tampines West, East Region, Singapore
$840,000
Welcome to an exceptional unit at The Tapestry — a thoughtfully designed 474 square feet 1-bedroom unit with an ensuite study, perfectly suited for professionals, couples, or investors seeking a comfortable urban lifestyle with resort-style living. This residence offers a seamless blend of functionality and calm, elevated by a pleasant pool-facing outlook that fills the home with natural light and a soothing, verdant ambience. Step into an intelligently laid-out interior where space efficiency meets contemporary finishes. The bedroom is well-proportioned and paired with an adjoining study that functions as an ensuite work-from-home hub or guest nook — offering privacy and flexibility without compromising on liveability. Large windows ensure excellent daylight penetration and frame relaxing views of the development’s landscaped pool and greenery, creating a serene backdrop for daily living. The living and dining area flows naturally, providing a convivial space for entertaining or quiet evenings in. The kitchen is compact yet practical, planned for modern convenience with storage solutions that maximize utility. Thoughtful fixtures and neutral tones throughout allow for effortless personalization, enabling prospective buyers to move in with minimal fuss or tailor the unit to their style. Residents at The Tapestry enjoy a suite of well-maintained facilities designed to enhance lifestyle and wellness — including the inviting swimming pool, fitness amenities, secure access, and landscaped communal spaces ideal for relaxation and socialising. The development’s strategic location in Tampines ensures connectivity to key amenities: shopping, dining, reputable schools, parks, and efficient transport links for easy commutes. This unit presents excellent value for those seeking a low-maintenance home with versatile space and a calming pool vista in a mature precinct. Whether you’re buying to live or invest, this unit offers great opportunity.
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 230 URA transactions · 6 outliers removed (IQR)
Fair Value
S$702,018
S$1,481 psf
Asking Price
S$840,000
S$1,772 psf
vs Market
+19.7%
vs Last Done
+13.7%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
230 comps
Nearest MRT
Tampines West
1406m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
230 comparable transactions
S$1,676
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,481
Recent Comparable Transactions
10 shown · 230 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +5.3% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +5.3% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +12.9% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +20.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,591,503 | ▲S$1,719 +16.1% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,065,000 | ▲S$1,767 +19.3% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,570,000 | ▲S$1,696 +14.5% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 474sqft | S$795,000 | ▲S$1,679 +13.4% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 926sqft | S$1,608,000 | ▲S$1,737 +17.3% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,130sqft | S$1,900,000 | ▲S$1,681 +13.5% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,070,000 | ▲S$1,775 +19.9% vs FV | 99 yrs lease commencing from 2017 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+12.9% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+20.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+16.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+19.3% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+14.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+13.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+17.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+13.5% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+19.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.