494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$850,000
494J Tampines Street 45 District 18 5 Rooms HDB for sale 3 Bedrooms 2 Bathrooms 112 sqm / 1206 sqft Main Door : South East Lease Starts 1 November 2018 Balance lease 91 years Corner unit - Full of Privacy Key features ✓ Bright and airy ✓ Garden view ✓ Functional layout ✓ Spacious layout Nearby amenities ▪️Nearby MRTs • 2 MRTs within 1 km ▪️Nearby Bus stops • Dunman Secondary School (236 m) - 4 mins walk • Opposite Blk 489C (240 m) - 4 mins walk • Blk 484 (251 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ▪️Nearby Grocery Stores • B & V Supermart (164 m) - 3 mins walk • In Sin Trading (384 m) - 6 mins walk • FairPrice Tampines St 44 (426 m) - 6 mins walk • 3 more walking distance grocery stores within 500 m ▪️Nearby Schools • Carpe Diem First Years Pte Ltd (308 m) - 5 mins walk • Happy Family Edu-Hub Pte Ltd (316 m) - 5 mins walk • Al-Nasry Preschool Tampines (343 m) - 5 mins walk Primary/ Secondary Schools • GongShang Primary • Tampines North Primary • Duncan Secondary • East Spring Secondary • Ngee Ann Secondary • and many more! ▪️Nearby Parks • Neighbourhood Park (117 m) - 2 mins walk • Dog Park @ Pasir Ris (312 m) - 5 mins walk • Park Aquaria (463 m) - 7 mins walk • 6 more parks within 1 km Pls WhatsApp at https://wa.me/659477XXXX to arrange for 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…
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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
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 property in Tampines, with a remaining lease of 91 years, is estimated at $869,327, translating to a price per square foot (PSF) of $721. This figure reflects a market price that is notably 2.2% higher than the baseline, indicating a moderate upward trend in the local property market. Given the area's resilience and popularity, this valuation is poised to attract discerning buyers looking for long-term investment opportunities in a well-established residential precinct.
However, it is important to note that the model confidence for this valuation is classified as low, primarily due to the limited data set of only five recent HDB resale transactions in the vicinity. This scarcity of comparable transactions may introduce variability in the valuation and suggests that potential buyers should approach the market with a keen awareness of its dynamics. As demand for HDB homes in Tampines continues to be influenced by factors such as proximity to amenities and transport links, prospective investors should consider conducting further due diligence to better understand the evolving landscape of the local real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.