446 Tampines Street 42 520446, Tampines East, East Region, Singapore
$645,000












Looking for a moved in condition house without spending much on renovation? This might be for you! Located only a short distance from the Tampines MRT station (1.3 km) and Tampines East MRT station (1.5 km), commuting is a breeze. Families will appreciate the proximity to reputable schools such as Ngee Ann Secondary School (0.8 km) and Dunman Secondary School (1.2 km). For your grocery needs, FairPrice Tampines is just 1.1 km away and Sheng Siong Supermarket is a mere 0.9 km from your doorstep. Enjoy shopping at nearby malls like Tampines 1 (1.2 km) and Tampines Mall (1.5 km) for a wide range of retail and dining options. Seller require 3 months extension of stay and will be doing contra. All races are eligible to buy. For viewing appointment, please whatsapp 9196XXXX. Thank you.
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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$705,943
S$630 psf
Asking Price
S$645,000
S$576 psf
vs Market
-8.6%
vs Last Done
+0.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines East
410m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$572
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$630
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 446 TAMPINES ST 42 Floor 10 TO 12 | 1,119sqft | S$640,000 | ▼S$572 -9.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 446 TAMPINES ST 42 Floor 10 TO 12 | 1,119sqft | S$640,000 | ▼S$572 -9.2% vs FV | 99yr from 1985 |
Blk 446 TAMPINES ST 42
Mar 2026 · Floor 10 TO 12
-9.2% vs FV
Blk 446 TAMPINES ST 42
Mar 2026 · Floor 10 TO 12
-9.2% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $705,943.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.