870 Tampines Street 83 520870, Tampines West, East Region, Singapore
$765,888















#lowfloorlovers #corner #121sqm #balcony #requires3monthextension #malayseller - Spacious 3 bedroom, 2 bathroom HDB spanning 1302 sqft. - Located just a short 10-minute walk to Tampines MRT station. - Close proximity to reputable schools, including Tampines Primary School and St. Hilda's Secondary School. - Nearby supermarkets such as NTUC FairPrice and Sheng Siong for your daily groceries. - Minutes away from Tampines Mall and Century Square for shopping and dining options.
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…


License: L3002382K
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Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$746,441
S$573 psf
Asking Price
S$765,888
S$588 psf
vs Market
+2.6%
vs Last Done
+1.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines West
1120m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$647
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$573
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +1.0% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +1.0% vs FV | 99yr from 1989 |
Mar 2026 | Blk 255 SIMEI ST 1 Floor 10 TO 12 | 1,270sqft | S$888,000 | ▲S$699 +22.0% vs FV | 99yr from 1996 |
Mar 2026 | Blk 945 TAMPINES AVE 4 Floor 10 TO 12 | 1,378sqft | S$900,888 | ▲S$654 +14.1% vs FV | 99yr from 1988 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +8.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 861 TAMPINES AVE 5 Floor 04 TO 06 | 1,313sqft | S$820,000 | ▲S$624 +8.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +30.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 07 TO 09 | 1,216sqft | S$890,000 | ▲S$732 +27.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +11.2% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +33.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +18.0% vs FV | 99yr from 2020 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 255 SIMEI ST 1
Mar 2026 · Floor 10 TO 12
+22.0% vs FV
Blk 945 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+14.1% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+8.0% vs FV
Blk 861 TAMPINES AVE 5
Mar 2026 · Floor 04 TO 06
+8.9% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+30.4% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
+27.7% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+11.2% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+33.5% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+18.0% 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 $746,441, translating to a price per square foot of $573. This valuation reflects a nuanced understanding of the current market dynamics, particularly as it registers a modest 2.6% variance from the baseline market price. Such a differential indicates a stable demand in the region, underpinned by strong transactional activity, as evidenced by the analysis of 500 recent HDB resale transactions in the vicinity.
With a remaining lease of over six decades, this property is strategically positioned to appeal to both first-time buyers and investors seeking long-term capital appreciation. The high model confidence suggests that the valuation is robust and well-supported by empirical data, reinforcing the attractiveness of this asset within the vibrant Tampines estate. This area continues to benefit from infrastructural developments and community amenities, which are pivotal in sustaining property values and enhancing the overall living experience for residents.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.