25 Tampines Central 7 528610, Tampines East, East Region, Singapore
$1,700,000
Perched on the penultimate floor, this 3-bedroom unit offers the prestige of top-tier living without the penthouse price tag! Plus points: - Sleek and minimal carpentry work that provides new owner the options for immediate move-in or ease of renovation process - No afternoon sun - Optimal layout for functional living - Corner unit - Natural ventilated bathrooms Accessibility: ~500m away from Tampines MRT (EW / DTL), bus stop right outside condo Amenities: Sheng Shiong, Giant, Cold Storage Supermarkets within 1KM, aplenty Child Care options Primary Schools within 1KM: Poi Ching School, Angsana Pri, Tampines North Pri, Gongshang Pri, Tampines Pri Note: Unit is currently tenanted until Sep 2026.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
275
Average Price
S1.4M
Total Value
S386.6M
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 217 URA transactions
Fair Value
S$1.21M
S$1,383 psf
Asking Price
S$1.70M
S$1,950 psf
vs Market
+40.9%
vs Last Done
+33.9%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
217 comps
Nearest MRT
Tampines
891m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
217 comparable transactions
S$1,474
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,383
Recent Comparable Transactions
10 shown · 217 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,970sqft | S$2,868,888 | ▲S$1,456 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,970sqft | S$2,868,888 | ▲S$1,456 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,012sqft | S$1,762,500 | ▲S$1,742 +26.0% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,001sqft | S$1,698,000 | ▲S$1,696 +22.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,130sqft | S$1,900,000 | ▲S$1,681 +21.5% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES CENTRAL 7 Floor 01-05 | 872sqft | S$1,550,000 | ▲S$1,778 +28.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,302sqft | S$2,200,000 | ▲S$1,689 +22.1% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,001sqft | S$1,735,000 | ▲S$1,733 +25.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,302sqft | S$2,308,000 | ▲S$1,772 +28.1% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,302sqft | S$2,150,000 | ▲S$1,651 +19.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 2,121sqft | S$2,888,000 | ▼S$1,362 -1.5% vs FV | 99 yrs lease commencing from 2011 |
TAMPINES CENTRAL 7
Aug 2025 · Floor 11-15
+5.3% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 11-15
+5.3% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 06-10
+26.0% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 06-10
+22.6% vs FV
TAMPINES CENTRAL 7
Jul 2025 · Floor 11-15
+21.5% vs FV
TAMPINES CENTRAL 7
Jul 2025 · Floor 01-05
+28.6% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 06-10
+22.1% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 11-15
+25.3% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 06-10
+28.1% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 06-10
+19.4% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 11-15
-1.5% 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.