488a Tampines Avenue 9 520488, Tampines East, East Region, Singapore
$750,000
*CHEAP* *CHEAP* *CHEAP* ***EXCLUSIVE VIEWING*** - Viewing Anytime, Keys On Hand - No West Sun - High Floor Unblocked View - Renovated Unit - High Floor - Wet Market 3 Mins Walk - Corner Unit - Few Mins Walk to Tampines West MRT Call/Whatsapp/SMS Ian Teo 9386XXXX *NOT* Ethnic quota restriction Air-Conditioning Intercom Balcony Park View Greenery View Cooker Hob/Hood Penthouse Corner Unit Renovated High Floor Water Heater Bathtub Maidsroom Bombshelter Original Condition City View Outdoor Patio Colonial Building Private Garden Garage Private Pool Ground Floor Roof Terrace Hairdryer Sea View Jacuzzi Swimming Pool View Lake View Terrace Low Floor Walk-in-wardrobe Move in Condition Greenery Barbeque Area Clubhouse Fitness corner Fun pool Jogging track Lap pool Multi-purpose hall Playground Putting Green Swimming pool Sauna Reflexology Path Tennis courts Wading pool School Schools Good school Good schools Expressway City View Windy Pool view Childcare High capital appreciation High capital gain Money Investment Property Investment PIE ECP AYE KPE BKE TPE KJE ang mo kio bedok bishan bukit batok bukit merah bukit timah bukit panjang central area choa chu kang clementi geylang hougang jurong kallang whampoa marine parade pasir ris punggol queenstown sembawang sengkang serangoon tampines tengah toa payoh woolands yishun compassvale rivervale
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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$687,965
S$528 psf
Asking Price
S$750,000
S$576 psf
vs Market
+9.0%
vs Last Done
+1.4%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tampines East
491m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$568
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$528
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 488A TAMPINES AVE 9 Floor 07 TO 09 | 1,302sqft | S$740,000 | ▲S$568 +7.6% vs FV | 99yr from 1989 |
May 2026 | Blk 488A TAMPINES AVE 9 Floor 07 TO 09 | 1,302sqft | S$740,000 | ▲S$568 +7.6% vs FV | 99yr from 1989 |
Dec 2025 | Blk 488A TAMPINES AVE 9 Floor 07 TO 09 | 1,302sqft | S$740,000 | ▲S$568 +7.6% vs FV | 99yr from 1989 |
Blk 488A TAMPINES AVE 9
May 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 488A TAMPINES AVE 9
May 2026 · Floor 07 TO 09
+7.6% vs FV
Blk 488A TAMPINES AVE 9
Dec 2025 · Floor 07 TO 09
+7.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 62 years, stands at an estimated value of $687,965, equating to a price per square foot (PSF) of $528. This valuation is positioned above the market benchmark by approximately 9%, indicating a premium for this particular property within the current real estate landscape. Such a substantial deviation from the baseline underscores the competitive nature of the Tampines market, which continues to attract buyers despite the inherent risks associated with shorter remaining leases.
However, it is crucial to note that the model confidence for this valuation is classified as low, reflecting a reliance on only two recent HDB resale transactions in the vicinity. This limited dataset may suggest volatility in pricing trends or varying buyer sentiment towards HDB properties in this locale. As the remaining lease diminishes, potential buyers may exhibit caution, weighing the benefits of the property against the implications of lease duration on future resale value. Consequently, while the current valuation signals strong demand, it also necessitates a careful evaluation of market dynamics and lease considerations moving forward.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.