486a Tampines Avenue 9 520486, Tampines East, East Region, Singapore
$788,000
Spacious High Floor 5I Model Unit at Tampines Ave 9 486A Tampines Ave 9, Singapore 3 Bedrooms | 2 Bathrooms | 1365 sqft (126 sqm) | 5I HDB Asking Price: $788,000 (Negotiable) Remaining Lease: 66 years Property Highlights: -Spacious 1365 sqft (126 sqm) functional 5I layout -Bright and airy living & dining areas -3 bedrooms -2 bathrooms -Ideal for growing families seeking generous living space Accessibility: -Short distance to Tampines MRT Station (East-West Line) -Near Tampines West MRT Station (Downtown Line) -Well-connected via PIE & TPE -Accessible bus services within the estate Nearby Amenities: -Tampines Mall -Century Square -Tampines 1 -Supermarkets, eateries and daily conveniences within walking distance Nearby Schools: -St. Hilda’s Primary School -Poi Ching School -Gongshang Primary School -Springfield Secondary School Bluenest is Singapore’s leading tech-enabled real estate agency. Utilizing our advanced backend technologies, we can assist our sellers in securing the optimal price, all while charging commission starting from 1%, notably lower than the prevailing market rate of 2%. Through the integration of technology, we have successfully optimized operations, enabling our agents to excel in addressing the needs of our sellers with greater efficiency and effectiveness than conventional agents in Singapore Reach out to Bluenest today if you are looking for the most effective and efficient way to sell, rent or buy your property. Unlock the Blueprints to Your Dream Home. Choose Bluenest. Your Trusted Real Estate Advisor.
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…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$853,492
S$625 psf
Asking Price
S$788,000
S$577 psf
vs Market
-7.7%
vs Last Done
-37.1%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
518m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$625
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +46.7% vs FV | 99yr from 2011 |
Mar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +46.7% vs FV | 99yr from 2011 |
Mar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▲S$649 +3.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 868B TAMPINES AVE 8 Floor 04 TO 06 | 990sqft | S$735,000 | ▲S$742 +18.7% vs FV | 99yr from 2015 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,001sqft | S$710,000 | ▲S$709 +13.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 879B TAMPINES AVE 8 Floor 13 TO 15 | 1,001sqft | S$770,000 | ▲S$769 +23.0% vs FV | 99yr from 2017 |
Mar 2026 | Blk 879 TAMPINES AVE 8 Floor 07 TO 09 | 1,119sqft | S$628,000 | ▼S$561 -10.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 522B TAMPINES CTRL 7 Floor 13 TO 15 | 1,001sqft | S$808,000 | ▲S$807 +29.1% vs FV | 99yr from 2015 |
Mar 2026 | Blk 519B TAMPINES CTRL 8 Floor 07 TO 09 | 904sqft | S$851,500 | ▲S$942 +50.7% vs FV | 99yr from 2014 |
Mar 2026 | Blk 519A TAMPINES CTRL 8 Floor 04 TO 06 | 904sqft | S$865,000 | ▲S$957 +53.1% vs FV | 99yr from 2014 |
Mar 2026 | Blk 610C TAMPINES NTH DR 1 Floor 04 TO 06 | 1,001sqft | S$735,000 | ▲S$734 +17.4% vs FV | 99yr from 2020 |
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+46.7% vs FV
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+46.7% vs FV
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+3.8% vs FV
Blk 868B TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+18.7% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+13.4% vs FV
Blk 879B TAMPINES AVE 8
Mar 2026 · Floor 13 TO 15
+23.0% vs FV
Blk 879 TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
-10.2% vs FV
Blk 522B TAMPINES CTRL 7
Mar 2026 · Floor 13 TO 15
+29.1% vs FV
Blk 519B TAMPINES CTRL 8
Mar 2026 · Floor 07 TO 09
+50.7% vs FV
Blk 519A TAMPINES CTRL 8
Mar 2026 · Floor 04 TO 06
+53.1% vs FV
Blk 610C TAMPINES NTH DR 1
Mar 2026 · Floor 04 TO 06
+17.4% vs FV
HELIOS AI Analysis
This valuation report focuses on a 4-room HDB unit located in the well-established residential precinct of Tampines, which is currently underpinned by a substantial remaining lease of 66 years. The estimated market value of the property is pegged at $853,492, translating to a competitive $625 per square foot (PSF). This pricing positions the unit favorably within the current market landscape, indicating a 7.7% differential from the baseline valuation, which categorizes this property as a good deal for potential buyers.
The robust market signal is bolstered by our analysis derived from over 500 recent HDB resale transactions in the vicinity, reflecting a high model confidence level in the estimated value. The enduring appeal of the Tampines area, characterized by its comprehensive amenities and strong community infrastructure, contributes to a resilient demand for HDB properties. As the market continues to exhibit healthy transactional activity, this HDB unit offers a compelling investment opportunity, particularly for families and investors seeking long-term value in one of Singapore's vibrant residential hubs.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.