389 Tampines Street 32 520389, Tampines East, East Region, Singapore
$799,999











Huge Corner Unit with minimal built-ins! Within 5 mins walk of MRT and Amenities! Spacious 5i Model 126sqm 4 Bedrooms + Balcony! Squarish Layout With No Odd Shape! Corner Unit With Ample Doorstep Recess Area! Built 1993 5Mins Walk to Tampines Mart, Eateries, Supermarket 5Mins Walk to Tampines East CC, Blk 201 Series food centres 5Mins Walk to Tampines East MRT 1MRT Stop to Tampines Central, Shopping Malls, Bus Interchange 5Mins Drive to Loyang Point 10Mins Drive to Changi Airport Immediate Connectivity to TPE/SLE , TPE/PIE Nearby Major Schools for the Little Ones - Surrounded by multiple childcare centres and kindergartens - Walking distance to East Spring Primary and Secondary Schools - Walking distance to Ngee Ann Secondary School - Walking distance to Temasek Junior College Ethnic Quota Restrictions Apply Contact me for an exclusive viewing! Sallehin Halim Agent Soul Senior Marketing Director 8298XXXX R065932H “Service from the Heart & SOUL”
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: L3008899K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$826,714
S$610 psf
Asking Price
S$799,999
S$590 psf
vs Market
-3.2%
vs Last Done
+6.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines East
424m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$553
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$610
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 389 TAMPINES ST 32 Floor 01 TO 03 | 1,356sqft | S$750,000 | ▼S$553 -9.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 389 TAMPINES ST 32 Floor 01 TO 03 | 1,356sqft | S$750,000 | ▼S$553 -9.3% vs FV | 99yr from 1993 |
Blk 389 TAMPINES ST 32
Feb 2026 · Floor 01 TO 03
-9.3% vs FV
Blk 389 TAMPINES ST 32
Feb 2026 · Floor 01 TO 03
-9.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 75 years, stands at an estimated value of $826,714, translating to a price per square foot (PSF) of $610. This valuation reflects a market price that exhibits a 3.2% difference from the baseline, indicating a slight upward trend in demand relative to similar properties in the area. The modest variance from the baseline suggests stability in the local housing market, although the low model confidence rating indicates that this valuation should be interpreted with caution due to limited data points.
Given that the analysis is based on only one recent HDB resale transaction in the vicinity, the findings underscore the importance of considering broader market dynamics when evaluating property values. The remaining lease of 75 years is a significant factor, as it affects the long-term investment potential and perceived desirability of the unit. As the market continues to evolve, prospective buyers and investors should remain vigilant, taking into account both the current valuation and the future implications of leasehold properties in Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.