494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$848,000














Near MRT, malls, eateries, shops, schools, amenities. Mid floor, bright and breezy. Renovated. Corner unit, privacy. Pure selling. No extension required. Please contact 9820XXXX for viewing. Discover your dream home in this spacious 3-bedroom, 2-bathroom HDB apartment for sale, located at 494J, Tampines Street 45, Singapore. With a generous floor area of 1205 sqft, this property is available now and offers the perfect blend of comfort and convenience. Enjoy easy access to essential amenities, including the nearby Tampines East MRT station just 1.2 km away, making your daily commute a breeze. Families will appreciate the proximity to quality educational institutions such as Dunman Secondary School (1.1 km) and Temasek Junior College (0.7 km). Grocery shopping is a breeze with FairPrice Tampines (0.9 km) and Shivaranjani Minimart (1.3 km) close by. For leisure and shopping, the N4 Neighbourhood Centre is just 0.7 km away, offering a variety of shops and dining options. This property is perfect for families seeking a vibrant community with convenient access to transport and amenities. Don’t miss out on this fantastic opportunity to own a beautiful home in the heart of Tampines. Act fast and make this property yours today!
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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 5 HDB resale transactions (data.gov.sg)
Fair Value
S$876,536
S$721 psf
Asking Price
S$848,000
S$697 psf
vs Market
-3.3%
vs Last Done
+4.7%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Tampines East
851m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$673
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$721
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -7.6% vs FV | 99yr from 2018 |
Feb 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -7.6% vs FV | 99yr from 2018 |
Jan 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,206sqft | S$825,000 | ▼S$684 -5.1% vs FV | 99yr from 2018 |
Nov 2025 | Blk 494J TAMPINES ST 45 Floor 10 TO 12 | 1,216sqft | S$835,888 | ▼S$687 -4.7% vs FV | 99yr from 2018 |
Aug 2025 | Blk 494J TAMPINES ST 45 Floor 01 TO 03 | 1,216sqft | S$785,000 | ▼S$645 -10.5% vs FV | 99yr from 2018 |
Aug 2025 | Blk 494J TAMPINES ST 45 Floor 07 TO 09 | 1,216sqft | S$830,000 | ▼S$682 -5.4% vs FV | 99yr from 2018 |
Blk 494J TAMPINES ST 45
Feb 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 494J TAMPINES ST 45
Feb 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 494J TAMPINES ST 45
Jan 2026 · Floor 04 TO 06
-5.1% vs FV
Blk 494J TAMPINES ST 45
Nov 2025 · Floor 10 TO 12
-4.7% vs FV
Blk 494J TAMPINES ST 45
Aug 2025 · Floor 01 TO 03
-10.5% vs FV
Blk 494J TAMPINES ST 45
Aug 2025 · Floor 07 TO 09
-5.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Tampines, with a remaining lease of 91 years, stands at an estimated value of $876,536, translating to $721 PSF. This figure reflects a 3.3% deviation from the baseline market price, indicating a competitive positioning within the current HDB resale landscape. The modest variance suggests a stable demand for HDB properties in the Tampines region, which has long been recognized for its strategic location and vibrant community amenities.
However, it is essential to note the low model confidence associated with this valuation, which is derived from a limited dataset comprising just five recent HDB resale transactions in the vicinity. This cautionary signal underscores the necessity for potential buyers and investors to consider the broader market dynamics and property trends. As the remaining lease period is a critical determinant of HDB value, the longevity of 91 years can be a significant advantage, providing a sense of security and potential appreciation for future homeowners. Overall, while the valuation reflects positive market signals, a nuanced approach to investment in this segment is advisable.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.