High Floor, above 10, very spacious, rare Unit facing bedok reservoir park, quiet and windy Ideal for professional working in Changi Business Park Right next to Temasek Polytechnic Near to United world of colleague of Southeast Asia International School (UWCSEA) Within 1KM to St. Hilda's Primary School Head down to Tampines One, Century Square and Tampines Mall for food, movies, supermarket and much more. Next to Bedok Reservior, ideal for outdoor activities, including cycling, forest adventure, canoeing, fishing Very good childcare/kindergarten within walking distance Full condo facility Call/sms Joanne 9679XXXX Buyer need not pay commission.
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Total Transactions
71
Average Price
S1.3M
Total Value
S93.1M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1432 URA transactions
Fair Value
S$704,441
S$569 psf
Asking Price
S$1.80M
S$1,454 psf
vs Market
+155.5%
vs Last Done
-6.7%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
1432 comps
Nearest MRT
Tampines West
1273m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1432 comparable transactions
S$1,419
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.401
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$569
Recent Comparable Transactions
10 shown · 1432 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +174.0% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +174.0% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +193.8% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +212.3% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES AVENUE 1 Floor 11-15 | 786sqft | S$1,228,000 | ▲S$1,563 +174.7% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES AVENUE 1 Floor 06-10 | 926sqft | S$1,265,000 | ▲S$1,367 +140.2% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES AVENUE 1 Floor 11-15 | 926sqft | S$1,438,888 | ▲S$1,554 +173.1% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +170.8% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▲S$1,403 +146.6% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +157.6% 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 +185.2% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+174.0% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+174.0% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+193.8% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+212.3% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 11-15
+174.7% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 06-10
+140.2% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 11-15
+173.1% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+170.8% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+146.6% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+157.6% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+185.2% vs FV
HELIOS AI Analysis
Based on 1432 URA transactions (0 outliers removed), adjusted for: Tenure decay (59.9% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.