7 Tampines Avenue 8 529597, Tampines West, East Region, Singapore
$1,500,000















*New Listing! *3 bedrooms 2 bathroom efficient layout! *High Flr, Lake view! bright and breezy! *Move in condition! *Coffee shops, super market, clinics etc. are within walking distance! *All rooms are in squarish layout! *Call Matt@ 8800XXXX for viewing, thanks! * Seller will need 1-3 month extension. **Primary Schools St. Hilda's Primary 0.9 km Poi Ching1.11 km Junyuan Primary1.22 km **Secondary Schools Springfield Secondary0.21 km Junyuan Secondary0.65 km St. Hilda's Secondary0.9 km **Shopping Malls Tampines Central Community Complex0.87 km Century Square1.71 km Tampines Mall1.81 km **Groceries & Supermarts U star Super mart 0.21km Giant(Tampines Street 81)0.72 km NTUC Fairprice (Tampines CC)0.87 km Sheng Siong Hypermarket(Bedok Reservoir)1.46 km
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Total Transactions
196
Average Price
S1.2M
Total Value
S239.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 147 URA transactions
Fair Value
S$1.21M
S$1,260 psf
Asking Price
S$1.50M
S$1,566 psf
vs Market
+24.3%
vs Last Done
+18.1%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
147 comps
Nearest MRT
Tampines West
1249m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
147 comparable transactions
S$1,268
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.679
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,260
Recent Comparable Transactions
10 shown · 147 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | TAMPINES AVENUE 8 Floor 01-05 | 958sqft | S$1,270,000 | ▲S$1,326 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES AVENUE 8 Floor 01-05 | 958sqft | S$1,270,000 | ▲S$1,326 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 958sqft | S$1,380,000 | ▲S$1,441 +14.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,173sqft | S$1,700,000 | ▲S$1,449 +15.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,173sqft | S$1,650,000 | ▲S$1,406 +11.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,152sqft | S$1,645,000 | ▲S$1,428 +13.3% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | TAMPINES AVENUE 8 Floor 06-10 | 1,130sqft | S$1,578,000 | ▲S$1,396 +10.8% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 01-05 | 1,130sqft | S$1,600,000 | ▲S$1,416 +12.4% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 01-05 | 1,206sqft | S$1,590,000 | ▲S$1,319 +4.7% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 06-10 | 958sqft | S$1,365,000 | ▲S$1,425 +13.1% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 06-10 | 1,561sqft | S$2,160,000 | ▲S$1,384 +9.8% vs FV | 99 yrs lease commencing from 2011 |
TAMPINES AVENUE 8
Jul 2025 · Floor 01-05
+5.2% vs FV
TAMPINES AVENUE 8
Jul 2025 · Floor 01-05
+5.2% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+14.4% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+15.0% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+11.6% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+13.3% vs FV
TAMPINES AVENUE 8
May 2025 · Floor 06-10
+10.8% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 01-05
+12.4% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 01-05
+4.7% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 06-10
+13.1% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 06-10
+9.8% 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.