260 Tampines Street 21 520260, Tampines East, East Region, Singapore
$770,000
CEA Registration: L3010858B / R044030F Preview in virtual tour: https://my.matterport.com/show/?m=PneQaLW3dUY Step into space and comfort at 260 Tampines Street 21, a beautiful breezy unit designed for family living. This middle-floor home offers 3 generous bedrooms that comfortably fit double beds, 2 bathrooms, and a breezy balcony with city views. The north-facing main door and corner orientation bring in natural light and added privacy—perfect for peaceful everyday living. Extension needed 3 months (negotiable), EIP not eligible. Enjoy unbeatable convenience just minutes to Tampines East MRT Station, Tampines 1, Our Tampines Hub and Tampines N2 Shopping Mall. Daily essentials are easy with nearby One Supermarket, bus services (291), eateries, and reputable schools like Chongzheng Primary School and Gongshang Primary School within 1km. A spacious gem not to be missed. Exclusive Propseller Listing! Size: - 1,432 sqft. - 3 bedrooms + 2 bathrooms - Balcony Attributes: - EIP Quota: None not eligible - Extension needed: 3 months negotiable - Middle floor unit - Renovated condition - Main door facing North - Views from unit: City Convenience: - 3 min walk to the nearest bus stop (bus services: 291) - 4-7 min walk to One Supermarket - 6 min walk to Tampines East MRT station (DT33) - Within proximity to Tampines One Shopping Mall, Tampines Mall and Century Square - Within proximity to the famous Our Tampines Hub - Primary schools within 1km: Chongzheng Primary School, Gongshang Primary School, Tampines North Primary School, Tampines Primary School - Primary schools between 1-2km: Angsana Primary School, Changkat Primary School, East Spring Primary School, Junyuan Primary School Disclaimer: Some photos may be virtually decluttered or staged to showcase the maximum potential of the property.
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: L3010858B
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$756,834
S$529 psf
Asking Price
S$770,000
S$538 psf
vs Market
+1.7%
vs Last Done
-7.1%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
502m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$529
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +9.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +9.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +17.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +41.2% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +20.4% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +44.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +27.8% vs FV | 99yr from 2020 |
Mar 2026 | Blk 612B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$968,000 | ▲S$796 +50.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +12.9% vs FV | 99yr from 1985 |
Mar 2026 | Blk 425 TAMPINES ST 41 Floor 04 TO 06 | 1,313sqft | S$675,000 | ▼S$514 -2.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 842G TAMPINES ST 82 Floor 07 TO 09 | 1,378sqft | S$918,000 | ▲S$666 +25.9% vs FV | 99yr from 1995 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+9.5% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+9.5% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+17.0% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+41.2% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+20.4% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+44.6% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+27.8% vs FV
Blk 612B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+50.5% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+12.9% vs FV
Blk 425 TAMPINES ST 41
Mar 2026 · Floor 04 TO 06
-2.8% vs FV
Blk 842G TAMPINES ST 82
Mar 2026 · Floor 07 TO 09
+25.9% vs FV
HELIOS AI Analysis
The HDB 5-room unit in Tampines, boasting a remaining lease of 56 years, is currently estimated at $756,834, translating to a price per square foot of $529. This valuation reflects a market signal that is just 1.7% above the baseline valuation, indicating a stable yet competitive market environment. The proximity to essential amenities, coupled with Tampines' reputation as a well-planned residential hub, enhances the attractiveness of this property, ensuring sustained demand among prospective buyers.
The model confidence for this valuation is categorized as high, substantiated by an extensive analysis of 500 recent HDB resale transactions in the vicinity. This robust dataset not only strengthens the reliability of the estimated value but also highlights a consistent trend in the local property market, where values remain resilient amidst fluctuations. The remaining lease plays a crucial role in the asset's long-term viability, as properties with a longer lease tend to command higher premiums, further consolidating the appeal of this HDB unit in the current landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.