63 Tampines Street 86 528511, Tampines West, East Region, Singapore
$1,250,000
Why buy this house? - Good quality finishes & worksmanship by the developer - All bedrooms can fit queen size mattress - Best suitable for single or couple - Short drive to TPE & Bartley flyover to Taiseng or Bishan Condition of the house: - Excellent well maintained with ample storage by owner - Bright & airy - Balcony is facing NE - Pool facing - Installed with zip track in the balcony Amenities: - Shuttle bus to Tampines MRT, OTH, Tampines 1 with every 15 mins interval - Sheng Siong Supermarket nearby Schools (within 1 km) - Poi Ching Primary School Available Bus: 58 Dear Buyers, Do you have the following concerns? 1) Should I buy BTO, resale HDB, EC or Private property? 2) Am I paying the RIGHT PRICE? 3) Is this the RIGHT TIME to buy? 4) How much cash & CPF do I need to prepare? 5) Is FREEHOLD or LEASEHOLD property better? 6) Should I buy RESALE or BRAND NEW property? Dear Owners, Do you have the following concerns? 1) Am I selling at the RIGHT PRICE? 2) Is this the RIGHT TIME to sell or when will the prices go up? 3) Where to find the RIGHT BUYER for my house? 4) Shall I SELL FIRST or BUY FIRST? 5) What can I buy next? If you are confused with the current property market and not sure what your best options are, feel free to contact me at 9.4.5.2.3.4.0.5 to find out more
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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$1.17M
S$1,676 psf
Asking Price
S$1.25M
S$1,786 psf
vs Market
+6.6%
vs Last Done
+14.6%
Tenure
Freehold
No lease decay
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)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,676
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 -7.0% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▼S$1,559 -7.0% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▼S$1,672 -0.2% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +6.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,591,503 | ▲S$1,719 +2.6% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,065,000 | ▲S$1,767 +5.4% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,570,000 | ▲S$1,696 +1.2% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 474sqft | S$795,000 | ▲S$1,679 +0.2% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 926sqft | S$1,608,000 | ▲S$1,737 +3.6% 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 +0.3% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,070,000 | ▲S$1,775 +5.9% vs FV | 99 yrs lease commencing from 2017 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
-7.0% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
-7.0% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
-0.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+6.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+2.6% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+5.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+1.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+0.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+3.6% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+0.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+5.9% 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.