861a Tampines Avenue 5 521861, Tampines West, East Region, Singapore
$664,888
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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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$629,229
S$562 psf
Asking Price
S$664,888
S$594 psf
vs Market
+5.7%
vs Last Done
-7.6%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines
902m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$643
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$562
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 861A TAMPINES AVE 5 Floor 13 TO 15 | 1,119sqft | S$720,000 | ▲S$643 +14.4% vs FV | 99yr from 1988 |
Oct 2025 | Blk 861A TAMPINES AVE 5 Floor 13 TO 15 | 1,119sqft | S$720,000 | ▲S$643 +14.4% vs FV | 99yr from 1988 |
Blk 861A TAMPINES AVE 5
Oct 2025 · Floor 13 TO 15
+14.4% vs FV
Blk 861A TAMPINES AVE 5
Oct 2025 · Floor 13 TO 15
+14.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit located in the sought-after region of Tampines is pegged at approximately $629,229, translating to a price per square foot (PSF) of $562. This assessment reflects an above-market positioning with a notable deviation of 5.7% from the baseline. The substantial demand for residential properties in Tampines, coupled with its strategic location and well-established amenities, continues to underpin the value of HDB units in this area, despite the remaining lease of 60 years.
However, it is essential to approach this valuation with caution, as the model confidence is categorized as low, owing to reliance on a limited dataset comprising only one recent resale transaction in the vicinity. This factor introduces a degree of uncertainty in predicting market trends and future appreciation potential. The dynamics of the HDB market, particularly in regions like Tampines, are influenced by various elements such as government policies, demographic shifts, and economic conditions, all of which could impact the sustainability of this premium valuation. Stakeholders should consider these aspects when evaluating investment decisions in this segment of the Singapore real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.