869a Tampines Avenue 8 521869, Tampines West, East Region, Singapore
$3,800 /month
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$776,774
S$785 psf
Asking Price
S$3,800
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tampines West
1247m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$747
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$785
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 869A TAMPINES AVE 8 Floor 13 TO 15 | 990sqft | S$750,000 | ▼S$757 -3.6% vs FV | 99yr from 2015 |
Jan 2026 | Blk 869A TAMPINES AVE 8 Floor 13 TO 15 | 990sqft | S$750,000 | ▼S$757 -3.6% vs FV | 99yr from 2015 |
Nov 2025 | Blk 869A TAMPINES AVE 8 Floor 04 TO 06 | 990sqft | S$730,000 | ▼S$737 -6.1% vs FV | 99yr from 2015 |
Blk 869A TAMPINES AVE 8
Jan 2026 · Floor 13 TO 15
-3.6% vs FV
Blk 869A TAMPINES AVE 8
Jan 2026 · Floor 13 TO 15
-3.6% vs FV
Blk 869A TAMPINES AVE 8
Nov 2025 · Floor 04 TO 06
-6.1% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of the 4-room HDB unit in Tampines, estimated at $776,774 (or $785 PSF), presents a nuanced perspective that reflects both current market conditions and the unique attributes of the property. With a remaining lease of 87 years, this unit benefits from a substantial tenure that appeals to prospective buyers, especially those seeking long-term investment stability in a vibrant neighborhood.
However, the current market signal indicates a 0% difference from the baseline, suggesting a stabilization in pricing rather than growth. This sentiment is corroborated by the model's low confidence level, which is derived from only two recent HDB resale transactions in the vicinity. Such limited data points may not fully encapsulate the broader market dynamics, yet they do highlight the cautious optimism among buyers in this segment. As the market navigates fluctuations, the enduring leasehold nature of the property may serve as a buffer against short-term volatility, making it an attractive option for buyers prioritizing longevity in their investment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.