86 Tanah Merah Kechil Avenue 465517, Bedok North, East Region, Singapore
$3,900 /month



















Address : 86 Tanah Merah Kechil Avenue Optima @ Tanah Merah Level : Ground Floor Bedroom(s) : 2 Built-in : 108 sqm = 1,163 sqft Condition : Well maintained Orientation : Living room facing North Asking : $3,900/mth Furnishing : Partial furnished Available from : Immediate Schools : Bedok View Secondary School (0.54km), Bedok South Secondary School (0.6km), Anglican High School (0.6km) MRTs : TANAH MERAH MRT (EW4) (0.1 km) , BEDOK SOUTH MRT (TS30) (1.3 km) Amenities : Bedok Market Place Complex (0.39km), Bedok Shopping Complex (0.43km), Cold Storage @ 430 Upper Changi Road (0.37km), Giant @ 348 Bedok Market Place (0.38km) Transport link : Walk 0.12km to EW4 Tanah Merah MRT Station Jointly marketed by :- Jasline Teo (81-335-335) (CEA R001689Z) Yvonne Ong (84-118-118) (CEA R052176D) CRM Property Consultant (L3007908G)
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
63
Average Price
S1.4M
Total Value
S89.8M
Calculating fair value from URA transaction data…


License: L3007908G
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Estimated sale value based on 52 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.07M
S$924 psf
Asking Price
S$3,900
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
52 comps
Nearest MRT
Tanah Merah
107m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
52 comparable transactions
S$1,417
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.633
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$924
Recent Comparable Transactions
10 shown · 52 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +60.8% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +60.8% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,400,000 | ▲S$1,274 +37.9% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 11-15 | 2,960sqft | S$3,600,000 | ▲S$1,216 +31.6% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,432sqft | S$2,250,000 | ▲S$1,572 +70.1% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 872sqft | S$1,310,000 | ▲S$1,502 +62.6% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 969sqft | S$1,430,000 | ▲S$1,476 +59.7% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,430,000 | ▲S$1,290 +39.6% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 1,098sqft | S$1,610,000 | ▲S$1,466 +58.7% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 840sqft | S$1,188,000 | ▲S$1,415 +53.1% vs FV | 99 yrs lease commencing from 2008 |
Oct 2024 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,259sqft | S$2,100,000 | ▲S$1,667 +80.4% vs FV | 99 yrs lease commencing from 2008 |
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+60.8% vs FV
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+60.8% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 01-05
+37.9% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 11-15
+31.6% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+70.1% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+62.6% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 06-10
+59.7% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 01-05
+39.6% vs FV
TANAH MERAH KECHIL AVENUE
Dec 2024 · Floor 06-10
+58.7% vs FV
TANAH MERAH KECHIL AVENUE
Nov 2024 · Floor 06-10
+53.1% vs FV
TANAH MERAH KECHIL AVENUE
Oct 2024 · Floor 01-05
+80.4% 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.