874b Tampines Street 85 522874, Tampines West, East Region, Singapore
$750,000
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Total Transactions
192
Average Price
S1.1M
Total Value
S204.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$786,020
S$785 psf
Asking Price
S$750,000
S$749 psf
vs Market
-4.6%
vs Last Done
+4.0%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines West
1329m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$748
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
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 874B TAMPINES ST 85 Floor 01 TO 03 | 1,001sqft | S$720,888 | ▼S$720 -8.3% vs FV | 99yr from 2021 |
Apr 2026 | Blk 874B TAMPINES ST 85 Floor 01 TO 03 | 1,001sqft | S$720,888 | ▼S$720 -8.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 874B TAMPINES ST 85 Floor 07 TO 09 | 1,001sqft | S$760,000 | ▼S$759 -3.3% vs FV | 99yr from 2021 |
Mar 2026 | Blk 874B TAMPINES ST 85 Floor 07 TO 09 | 1,001sqft | S$765,000 | ▼S$764 -2.7% vs FV | 99yr from 2021 |
Blk 874B TAMPINES ST 85
Apr 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 874B TAMPINES ST 85
Apr 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 874B TAMPINES ST 85
Mar 2026 · Floor 07 TO 09
-3.3% vs FV
Blk 874B TAMPINES ST 85
Mar 2026 · Floor 07 TO 09
-2.7% vs FV
HELIOS AI Analysis
In the evolving landscape of Singapore's real estate market, the valuation of the 4-room HDB in Tampines stands at an estimated value of $786,020, translating to a price per square foot (PSF) of $785. With a remaining lease of 93 years, this property exhibits a strong potential for appreciation in the long term, particularly given the region's strategic location and ongoing development plans. The valuation reflects a 4.6% difference from the baseline market price, indicating a slight premium that could be attributed to the property's desirable attributes and its proximity to essential amenities.
However, it is crucial to note that the model confidence for this valuation is categorized as low, based on an analysis of only three recent HDB resale transactions in the vicinity. This limited dataset may introduce volatility in the valuation, suggesting that potential investors should exercise caution. As the Tampines area continues to mature, characterized by a growing population and infrastructural enhancements, a more robust market signal may emerge in the future. As such, stakeholders are encouraged to closely monitor market trends and transaction volumes to better gauge the dynamics influencing property values in this region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.