Quiet Greenery View ~ Well Maintain, Spacious Unit ~ Well Light Unit ~ Functional Layout ~ Full 3 Bedrooms ~ Serious Seller ~ Our Tampines Hub ~ Tampines 1 ~ Century Square ~ Tampines Mall Within 1km: ~ Poi Ching School ~ Temasek Polytechnic ~ UWSEA (East Campus) Within 1km to 2km : ~ St.Hilda's Primary School ~ Junyuan Primary School ~ Angsana Primary School ~ Tampines Primary School Nearby collages : ~ Tampines Meridian Junior College ~ ITE College East ~ Temasek Junior College. ~ E-bridge Pre-school Pte Ltd (Blk 875b Tampines St 86). ~ Skool4kidz Centre (Blk 878c Tampines Avenue 8). ~ Abc Childred's Place (Blk 878 Tampines Avenue 8). ~ Pcf Sparkletots Preschool @ Tampines West ~ Aspiration Child Care Centre (Blk 871 Tampines)
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1570 URA transactions
Fair Value
S$1.31M
S$1,318 psf
Asking Price
S$1.70M
S$1,717 psf
vs Market
+30.3%
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
+2%
Adjusted Fair Value PSF
S$1,318
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.