494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$799,999











Renovated Unit with minimal built-ins! Spacious 5i Model 113sqm Mid Floor Corner Unit Unblocked Greenery View Built 2017 Plethora of Amenities Walking Distance to Market/Eateries 5mins Drive to Tampines Mart 15mins Drive to Tampines Mall/Century Square/Tampines One/Our Tampines Hub 15mins Drive to Loyang Point 15mins Drive to Tampines Retail Park – IKEA/ Giant Hypermarket Ease of Transportation 5mins Connectivity to TPE/SLE , TPE/PIE 15mins Drive to Changi Airport 3 bus stops to Tampines East MRT (Blue Line) 4 Bus Stops to Tampines MRT (Blue and Green Line) 4 Bus Stops to Tampines Bus Interchange Excellent Park Connectivity Cycle from Sun Plaza Park – Tampines Eco Green – Pasir Ris Town Park – Pasir Ris Beach Park/ Downtown East Nearby Major Schools for the Little Ones - Tampines North Primary School - Gongshang Primary School - White Sands Primary School - East Spring Primary School - Yumin Primary School - Chongzheng Primary School - Dunman Secondary School - East Spring Secondary School - Ngee Ann Secondary School - Loyang View Secondary School - Meridian Secondary School - Pasir Ris Secondary School Buyers of all Ethnic Groups and PRs welcome! Contact me for an exclusive viewing! Sallehin Halim Agent Soul Senior Marketing Director 8298XXXX R065932H “Service from the Heart & SOUL”
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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 5 HDB resale transactions (data.gov.sg)
Fair Value
S$876,536
S$721 psf
Asking Price
S$799,999
S$658 psf
vs Market
-8.7%
vs Last Done
-1.2%
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 5-room HDB unit in Tampines, with a remaining lease of 91 years, has been estimated at $876,536, corresponding to a price per square foot (PSF) of $721. This valuation positions the property as a compelling opportunity in the current market, as it reflects an 8.7% difference from the baseline, categorizing it as a good deal for potential buyers. This positive market signal is indicative of the robust demand for HDB units in the Tampines area, which continues to attract families and young professionals alike.
However, it is crucial to note that the model confidence for this valuation is rated as low, suggesting that the estimate may be influenced by a limited dataset, derived from only five recent HDB resale transactions in the vicinity. The dynamics of the HDB market in this region remain complex, as factors such as location desirability, remaining lease duration, and recent transaction trends all play a pivotal role in shaping property values. As such, while this property presents a favorable price point, prospective buyers should conduct further due diligence to ensure alignment with their long-term investment goals.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.