2 Bedder 2 Bathrooms With Quiet Pool Views 1KM To St Hilda’s & Poi Ching The Alps Residences | District 18 | 2 Bed 2 Bath | Size 700 SQFT | 99 Years | Quiet Pool Facing Unit Details: * Size: 700 SQFT * 2 Bedrooms 2 Bathrooms * Regular Dumbbell Layout * TOP 2019 * 99 Years from 2015 (Balance 88 years) * Quiet Internal Facing * High Floor Pool View * Main Door: Southwest * Bedrooms and Living Room: Northeast Transports Tampines West (DT31) | 1.46KM Tampines MRT (DT32/EW2) | 1.53KM Shopping Malls: Our Tampines Hub | 1.26KM Tampines 1 | 1.54KM Century Square | 1.64KM Tampines Mall | 1.74KM Tampines Central Shopping Street | 1.82KM Groceries: U Stars Supermarket @ 878C Tampines Ave 8 | 0.4KM Prime Supermarket @ 823 Tampines Street 81 | 0.87KM Cold Storage @ Tampines 1 | 1.54KM FairPrice Finest @ Century Square | 1.64KM Eateries: Hawker Centre @ Our Tampines Hub | 1.26KM The Food Market by Food Junction @ Century Square | 1.64KM Tampines Round Market & Food Centre | 2.0KM Primary Schools: Poi Ching School | 0.74KM St. Hilda’s Primary School | 1.0KM Junyuan Primary School | 1.36KM Tampines Primary School | 1.74KM Secondary Schools: Junyuan Secondary School | 0.54KM Springfield Secondary School | 0.6KM St. Hilda's Secondary School | 1.09KM For viewing arrangements, kindly contact our Associate Consultants: Yu Rong @ 8.6.1.4.0.3.8.8 Rina Tan @ 9.7.4.2.3.0.8.8 PLB Realty
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Total Transactions
192
Average Price
S1.1M
Total Value
S204.1M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 180 URA transactions
Fair Value
S$974,890
S$1,393 psf
Asking Price
S$1.15M
S$1,643 psf
vs Market
+18.0%
vs Last Done
+12.1%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Tampines West
1451m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,447
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,393
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 1,066sqft | S$1,730,000 | ▲S$1,623 +16.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 700sqft | S$1,180,000 | ▲S$1,687 +21.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 1,066sqft | S$1,530,000 | ▲S$1,436 +3.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 1,066sqft | S$1,660,000 | ▲S$1,558 +11.8% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 506sqft | S$818,000 | ▲S$1,617 +16.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 936sqft | S$1,450,000 | ▲S$1,548 +11.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 700sqft | S$1,061,888 | ▲S$1,518 +9.0% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,020,000 | ▲S$1,458 +4.7% vs FV | 99 yrs lease commencing from 2015 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,040,000 | ▲S$1,486 +6.7% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+16.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+21.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+3.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.8% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+16.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+9.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+4.7% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
+6.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.