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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$629,851
S$440 psf
Asking Price
S$770,000
S$538 psf
vs Market
+22.3%
vs Last Done
0.0%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines East
502m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$539
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$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 260 TAMPINES ST 21 Floor 07 TO 09 | 1,432sqft | S$770,000 | ▲S$538 +22.3% vs FV | 99yr from 1984 |
May 2026 | Blk 260 TAMPINES ST 21 Floor 07 TO 09 | 1,432sqft | S$770,000 | ▲S$538 +22.3% vs FV | 99yr from 1984 |
Apr 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$765,000 | ▲S$534 +21.4% vs FV | 99yr from 1984 |
Jan 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$780,000 | ▲S$545 +23.9% vs FV | 99yr from 1984 |
Blk 260 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+22.3% vs FV
Blk 260 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+22.3% vs FV
Blk 260 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+21.4% vs FV
Blk 260 TAMPINES ST 21
Jan 2026 · Floor 04 TO 06
+23.9% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB property in Tampines, with a remaining lease of 56 years, is currently estimated at $629,851 or $440 PSF. This valuation places the property at a substantial 22.3% above the baseline market value, suggesting a robust demand in the area despite the relatively shorter lease term compared to other properties in the market. Such a premium pricing indicates that buyers may be prioritizing location, community amenities, and future potential over lease duration, thus reflecting a nuanced understanding of the local real estate dynamics.
However, it is important to note that the model confidence for this valuation is categorized as low, which signals potential volatility in market trends. This assessment is based on only three recent HDB resale transactions in the vicinity, indicating limited data points for establishing a more definitive valuation trajectory. Investors and homeowners alike should consider these factors carefully when navigating the competitive HDB market in Tampines, especially as lease longevity continues to be a critical aspect influencing buyer sentiment and investment decision-making.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.