487c Tampines Street 45 522487, Tampines East, East Region, Singapore
$650,000
Top Floor Corner Unit Only 1 Neighbour Squarish Layout Store Room and Balcony Can only sell to Chinese or Indian/ Other Ethnic Groups buyers MRT Station: Tampines East MRT Station Buses: 28, 293 Schools within 1km: East Spring Primary School Gongshang Primary School Tampines North Primary School White Sands Primary School Schools within 1–2km: Casuarina Primary School Chongzheng Primary School Pasir Ris Primary School Tampines Primary School Yumin Primary School Amenities: Hao Mart (Blk 487B, 0.08km) NTUC Fairprice (Blk 475 N4 Neighbourhood Centre, 0.53km) Coffee Shop Bakery Hair Salon Shopping Malls: Tampines Mart Loyang Point Tampines Mall Tampines One Century Square Do contact me at 9638 XXXX for more information!
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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: L3008022J
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$530,843
S$474 psf
Asking Price
S$650,000
S$581 psf
vs Market
+22.4%
vs Last Done
+10.7%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines East
636m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$525
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$474
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 487C TAMPINES ST 45 Floor 10 TO 12 | 1,238sqft | S$650,000 | ▲S$525 +10.8% vs FV | 99yr from 1990 |
Oct 2025 | Blk 487C TAMPINES ST 45 Floor 10 TO 12 | 1,238sqft | S$650,000 | ▲S$525 +10.8% vs FV | 99yr from 1990 |
Blk 487C TAMPINES ST 45
Oct 2025 · Floor 10 TO 12
+10.8% vs FV
Blk 487C TAMPINES ST 45
Oct 2025 · Floor 10 TO 12
+10.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Tampines, with a remaining lease of 62 years, stands at an estimated value of $530,843, translating to a price per square foot (PSF) of $474. This valuation is notably positioned above the current market baseline by 22.4%, indicating a strong demand for HDB properties in this desirable locality. Such a premium suggests that the property may be perceived as highly sought after, reflecting the area's livability, accessibility, and community amenities, which are critical drivers in the property market.
However, it is important to highlight that the model confidence associated with this valuation is classified as low, primarily due to the limited data set consisting of only one recent HDB resale transaction in the vicinity. This scarcity of comparable sales may lead to volatility in pricing and a lack of robust market signals to substantiate the elevated valuation. Investors and prospective buyers should approach this listing with caution, considering the implications of the remaining lease period and the potential fluctuations in market dynamics as they navigate their decision-making process.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.