














CEA Registration: L3010858B / R063938B Preview in virtual tour: https://my.matterport.com/show/?m=yhn5Mw82CTA Welcome to The Tapestry, a thoughtfully designed condominium along Tampines Street 86 that combines modern comfort with lifestyle convenience. This high-floor corner unit offers 2 bedrooms, 1 bathroom, a private balcony, and a keyless door lock for added security. Renovated and well-maintained, it boasts a functional layout ideal for couples, small families, or investors. With its South-West-facing main door and serene landscape views, the home feels bright, airy, and welcoming, a peaceful escape after a long day. Conveniently located, this unit is surrounded by plenty of hawker and bus stops, while Sheng Siong supermarket is just 7 minutes away for daily groceries. There is also a shuttle bus that runs to 3 major malls daily and the Tampines hub on weekends. Families will appreciate being within 1-2km of reputable schools such as Poi Ching School, St. Hilda's Primary, and more. For commuters, it is only 4 bus stops to Tampines West and Tampines MRT Station, connecting you seamlessly across the island. This is a home that truly balances lifestyle, accessibility, and comfort. Schedule a viewing with us today! Exclusive Propseller Listing! Size: - 603 sqft. - 2 bedrooms + 1 bathroom - Balcony, Keyless Door Lock Attributes: - Extension needed: 1 month negotiable - Unit orientation: Corner unit - High floor unit - Renovated condition - Main door facing South-West - Views from the unit: Landscape Convenience: - 4 min walk to the nearest bus stop (bus services: 298, 298X) - 7 min walk to Sheng Siong supermarket - 7 min walk to the nearest eateries (Happy Hawkers, Pondok Tradisi (Malay Food Stall), Ar Raheem Eating House, etc.) - 4 bus stops to Tampines West and Tampines MRT Station - Schools within 1-2km: Poi Ching School, St. Hilda's Primary, Angsana Primary, Junyuan Primary, and Tampines Primary.
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…


License: L3010858B
Automated Valuation based on 1570 URA transactions
Fair Value
S$818,335
S$1,357 psf
Asking Price
S$1.07M
S$1,774 psf
vs Market
+30.8%
Confidence
High
1570 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1570 comparable transactions
S$1,292
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,357
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TAMPINES STREET 86 | 603 | S$940,000 | S$1,559 |
| 2025-08 | TAMPINES STREET 86 | 441 | S$737,777 | S$1,672 |
| 2025-08 | TAMPINES STREET 86 | 926 | S$1,645,000 | S$1,777 |
| 2025-08 | TAMPINES AVENUE 1 | 786 | S$1,228,000 | S$1,563 |
| 2025-08 | TAMPINES AVENUE 1 | 926 | S$1,265,000 | S$1,367 |
Showing 5 most recent transactions from 1570 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.