61 Tampines Central 7 528595, Tampines East, East Region, Singapore
$3,800,000


















CHEAP!! Under valued $400k below Value!! Rare buy! We are proud to present a rare and highly versatile 3,778 sqft duplex unit that offers not only expansive living space but also unmatched flexibility for multi-generational living, luxury comfort, or investment potential. This unique property is a standout in today’s market — Unique Features 1. Generous Size & Smart Layout - one of the largest units available in the area. - layout separates the living and entertainment areas from the brm zones. 2. Five Brms— Including Two Impressively Sized Suites • The master brm is exceptionally large — roughly the size of two standard bedrooms — offering a luxurious personal retreat. • The junior master boasts an impressive 3.5m high ceiling! 3. Dual Main Entrances - With two separate main doors, this unit presents the unique opportunity for dual-key-style living — ideal for converting part of the home into a self-contained rental unit, guest suite, or home office. 4. Live & Earn Potential - The unit’s dual-access layout supports a “live and lease” model. - Owners can stay in one section while renting out the other, potentially covering part (or all) of the monthly mortgage installment — a rare and valuable option in today’s market. Add Highlights • Duplex Configuration: Offers a house-like feel within a condo setting — perfect for families who need both space and privacy. • Excellent for Multi-Generational Living: With multiple brms and defined zones, it caters well to extended families w/o compromising personal space. • Investment Value: Few properties offer this kind of sqft, ceiling ht, and dual-use flexibility — future-proof asset w strong capital appreciation and rental yield potential. We welcome the opportunity to showcase this gem to serious buyers seeking rare value in a competitive market. Call Lisa Seow 8862 XXXX now for exclusive viewing now
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
180
Average Price
S1.6M
Total Value
S289.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 360 URA transactions · 1 outliers removed (IQR)
Fair Value
S$5.23M
S$1,383 psf
Asking Price
S$3.80M
S$1,006 psf
vs Market
-27.3%
vs Last Done
-30.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
360 comps
Nearest MRT
Tampines
842m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
360 comparable transactions
S$1,436
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,383
Recent Comparable Transactions
10 shown · 360 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,970sqft | S$2,868,888 | ▲S$1,456 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,970sqft | S$2,868,888 | ▲S$1,456 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,012sqft | S$1,762,500 | ▲S$1,742 +26.0% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,001sqft | S$1,698,000 | ▲S$1,696 +22.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,130sqft | S$1,900,000 | ▲S$1,681 +21.5% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES CENTRAL 7 Floor 01-05 | 872sqft | S$1,550,000 | ▲S$1,778 +28.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 1,399sqft | S$2,380,000 | ▲S$1,701 +23.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 01-05 | 1,442sqft | S$1,960,000 | ▼S$1,359 -1.7% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 11-15 | 786sqft | S$1,338,000 | ▲S$1,703 +23.1% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 01-05 | 1,442sqft | S$2,022,800 | ▲S$1,402 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES CENTRAL 7 Floor 06-10 | 1,302sqft | S$2,200,000 | ▲S$1,689 +22.1% vs FV | 99 yrs lease commencing from 2011 |
TAMPINES CENTRAL 7
Aug 2025 · Floor 11-15
+5.3% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 11-15
+5.3% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 06-10
+26.0% vs FV
TAMPINES CENTRAL 7
Aug 2025 · Floor 06-10
+22.6% vs FV
TAMPINES CENTRAL 7
Jul 2025 · Floor 11-15
+21.5% vs FV
TAMPINES CENTRAL 7
Jul 2025 · Floor 01-05
+28.6% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 11-15
+23.0% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 01-05
-1.7% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 11-15
+23.1% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 01-05
+1.4% vs FV
TAMPINES CENTRAL 7
Jun 2025 · Floor 06-10
+22.1% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.