494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$850,000
Discover comfortable family living in this beautifully maintained 5-room unit. Spanning approximately 1,206 sqft, this bright and airy home features a functional layout, quality renovations, and excellent connectivity, perfect for families and upgraders. Key Features ☆ 3 spacious bedrooms, including master with ensuite + 1 common bathroom ☆ Well-renovated and move-in condition ☆ Efficient, functional layout with minimal wasted space ☆ Bright and well-ventilated with ample natural light ☆ Main door facing south-east ☆ Low-floor unit, easy accessibility for all ages ☆ Possibility of creating an additional room ☆ Peaceful environment with greenery and tranquil surroundings ☆ Ideal for families, multi-generational living, or those upgrading Location Highlights ☆ Walking distance to Tampines East MRT for easy commuting ☆ Close to amenities including FairPrice Tampines for daily essentials, and N4 Neighbourhood Centre for dining and retail options ☆ Near reputable schools such as Dunman Secondary School and Temasek Junior College ☆ Excellent access to major expressways for seamless travel Why This Home? This unit offers the perfect balance of space, location, and convenience, making it an excellent choice for families looking to settle in one of Singapore’s most sought-after towns. Don’t miss this opportunity Contact Margarer at 9388XXXX today to arrange a viewing!
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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: L3008899K
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$869,327
S$721 psf
Asking Price
S$850,000
S$705 psf
vs Market
-2.2%
vs Last Done
+5.9%
Tenure
90 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 HDB 5-room unit located in the vibrant district of Tampines presents an intriguing investment opportunity within Singapore's dynamic real estate market. With a remaining lease of 90 years, the estimated value of $869,327, equating to $721 per square foot (PSF), reflects the property’s competitive positioning amidst fluctuating market trends. The valuation, positioning it with a modest 2.2% difference from the baseline market price, indicates a relatively stable demand within the area, particularly for properties with longer remaining leases, which are typically favored by both families and investors alike.
However, the model confidence is classified as low, derived from an analysis of only five recent HDB resale transactions in the vicinity. This suggests that while the property holds potential, market dynamics may be influenced by broader economic factors and local developments yet to be fully realized. As the Tampines region continues to evolve with infrastructural enhancements and community amenities, monitoring these influences will be crucial in discerning the future trajectory of property values in this locale. Investors are advised to remain cognizant of the evolving landscape, weighing the long-term lease benefits against current market signals.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.