805 Tampines Avenue 4 520805, Tampines West, East Region, Singapore
$650,000
Discover your ideal home at 805 Tampines Avenue 4, located in the vibrant District 18. This spacious 3-bedroom, 2-bathroom unit offers 980 square feet of thoughtfully designed living space, perfect for families seeking comfort and convenience. Priced at $680,000, this property presents a fantastic opportunity to own a well-located residence in a mature neighborhood. Step outside and enjoy excellent connectivity, with the Downtown Line MRT station just 0.15 km away at Tampines West. Education options abound nearby, including St. Hildas Primary School (0.36 km), Junyuan Primary (0.31 km), and Temasek Polytechnic (0.59 km). For families with young children, several childcare centers such as My First Skool (0.12 km) and Picket Fence @ Tampines (0.17 km) are within easy reach. Residents can indulge in retail and leisure at Our Tampines Hub (0.87 km), Tampines 1 (0.95 km), and Century Square, all within a short drive. Healthcare needs are well covered with clinics like Chia & Lee Medical & Dental Clinic (0.09 km) and Pinnacle Dental (0.14 km). Community facilities, including Tampines West Community Club and Our Tampines Hub, offer additional recreational options. This property combines accessibility, comfort, and a prime location for a balanced lifestyle. Dont miss this exceptional opportunity to secure a home in one of Singapores most sought-after districts. For more details or to schedule a viewing, contact Jessie Tan at 9852XXXX.
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: L3008022J
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Automated Valuation based on 122 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$473,855
S$484 psf
Asking Price
S$650,000
S$664 psf
vs Market
+37.2%
vs Last Done
+27.9%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
122 comps
Nearest MRT
Tampines West
148m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
122 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$484
Recent Comparable Transactions
10 shown · 122 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 107 TAMPINES ST 11 Floor 10 TO 12 | 1,238sqft | S$642,888 | ▲S$519 +7.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 107 TAMPINES ST 11 Floor 10 TO 12 | 1,238sqft | S$642,888 | ▲S$519 +7.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 253 TAMPINES ST 21 Floor 04 TO 06 | 1,098sqft | S$580,000 | ▲S$528 +9.1% vs FV | 99yr from 1984 |
Apr 2026 | Blk 244 TAMPINES ST 21 Floor 10 TO 12 | 1,130sqft | S$688,000 | ▲S$609 +25.8% vs FV | 99yr from 1984 |
Apr 2026 | Blk 265 TAMPINES ST 21 Floor 04 TO 06 | 1,109sqft | S$615,000 | ▲S$555 +14.7% vs FV | 99yr from 1984 |
Apr 2026 | Blk 214 TAMPINES ST 23 Floor 04 TO 06 | 1,001sqft | S$575,000 | ▲S$574 +18.6% vs FV | 99yr from 1985 |
Apr 2026 | Blk 226 TAMPINES ST 23 Floor 07 TO 09 | 1,163sqft | S$648,000 | ▲S$557 +15.1% vs FV | 99yr from 1985 |
Apr 2026 | Blk 406 TAMPINES ST 41 Floor 07 TO 09 | 958sqft | S$621,000 | ▲S$648 +33.9% vs FV | 99yr from 1986 |
Apr 2026 | Blk 409 TAMPINES ST 41 Floor 07 TO 09 | 1,109sqft | S$662,000 | ▲S$597 +23.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 418 TAMPINES ST 41 Floor 01 TO 03 | 1,119sqft | S$615,000 | ▲S$549 +13.4% vs FV | 99yr from 1985 |
Apr 2026 | Blk 444 TAMPINES ST 42 Floor 10 TO 12 | 1,130sqft | S$640,000 | ▲S$566 +16.9% vs FV | 99yr from 1985 |
Blk 107 TAMPINES ST 11
Apr 2026 · Floor 10 TO 12
+7.2% vs FV
Blk 107 TAMPINES ST 11
Apr 2026 · Floor 10 TO 12
+7.2% vs FV
Blk 253 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+9.1% vs FV
Blk 244 TAMPINES ST 21
Apr 2026 · Floor 10 TO 12
+25.8% vs FV
Blk 265 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+14.7% vs FV
Blk 214 TAMPINES ST 23
Apr 2026 · Floor 04 TO 06
+18.6% vs FV
Blk 226 TAMPINES ST 23
Apr 2026 · Floor 07 TO 09
+15.1% vs FV
Blk 406 TAMPINES ST 41
Apr 2026 · Floor 07 TO 09
+33.9% vs FV
Blk 409 TAMPINES ST 41
Apr 2026 · Floor 07 TO 09
+23.3% vs FV
Blk 418 TAMPINES ST 41
Apr 2026 · Floor 01 TO 03
+13.4% vs FV
Blk 444 TAMPINES ST 42
Apr 2026 · Floor 10 TO 12
+16.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Tampines, with a remaining lease of 56 years, is estimated at $473,855, translating to a price per square foot of $484. This valuation positions the property significantly above the baseline market average, representing a substantial 37.2% premium over comparable units in the area. Such a deviation suggests robust demand dynamics at play, driven by the desirability of the Tampines location, which is well-known for its comprehensive amenities and connectivity.
Our model confidence in this valuation is categorized as high, supported by an extensive analysis of 122 recent HDB resale transactions within the vicinity. The data indicates a consistent trend of appreciation in property values, particularly for units with remaining leases above 50 years. Investors and homeowners alike are increasingly drawn to the long-term potential of properties in this region, as the balance between affordability and investment longevity remains attractive. This strategic positioning within the market underscores the importance of considering both lease tenure and local market sentiments in determining true property value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.