856 Tampines Street 82 520856, Tampines West, East Region, Singapore
$728,000






















Within 1km to two good schools¸ Tampines Central, Walk to MRT Super Cheap 5rm HDB, Corner unit, View to appreciate Clean and bright unit No west sun Chinese, Indian and other ethnic groups are eligible - Tampines Central - Windy facing park - Efficient layout - Well Maintained - Walk to OUR Tampines Hub Mall - U Stars supermarket. Sheng Siong, NTUC nearby - Coffee Shop, Amenities just beside - Walking Distance to Tampines MRT station Situated in the heart of Tampines Central 7, this charming 3 bedroom, 2 bathroom HDB offers a spacious 1313 sqft of living space. Enjoy the convenience of living just a short distance away from Tampines MRT station, OTH. Nearby amenities include UWC South East Asia (East Campus) school and Little Skool-House Tampines Junction for families with children. For your grocery needs, NTUC, Cold Storage @ Tampines 1 and Sheng Siong Supermarket are within easy reach. Indulge in retail therapy at Century Square and Tampines 1 shopping malls. Don't miss this opportunity to own a cozy home in a prime location. Excellent ventilation Regular-shaped and functional layout Move-in condition Within 1km to Poi Ching School and St Hilda's Primary School. Our Tampines Hub, Stone through away Thanks & Regards, Sam Fazapro Pte ltd CEA Reg no - R031185I Mobile - 9786 XXXX
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 500 HDB resale transactions (data.gov.sg)
Fair Value
S$730,651
S$556 psf
Asking Price
S$728,000
S$554 psf
vs Market
-0.4%
vs Last Done
-4.3%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines West
883m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$647
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$556
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +4.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +4.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 255 SIMEI ST 1 Floor 10 TO 12 | 1,270sqft | S$888,000 | ▲S$699 +25.7% vs FV | 99yr from 1996 |
Mar 2026 | Blk 945 TAMPINES AVE 4 Floor 10 TO 12 | 1,378sqft | S$900,888 | ▲S$654 +17.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +11.3% vs FV | 99yr from 1988 |
Mar 2026 | Blk 861 TAMPINES AVE 5 Floor 04 TO 06 | 1,313sqft | S$820,000 | ▲S$624 +12.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +34.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 07 TO 09 | 1,216sqft | S$890,000 | ▲S$732 +31.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +14.6% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +37.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +21.6% vs FV | 99yr from 2020 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+4.1% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+4.1% vs FV
Blk 255 SIMEI ST 1
Mar 2026 · Floor 10 TO 12
+25.7% vs FV
Blk 945 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+17.6% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+11.3% vs FV
Blk 861 TAMPINES AVE 5
Mar 2026 · Floor 04 TO 06
+12.2% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+34.4% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
+31.7% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+14.6% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+37.6% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+21.6% vs FV
HELIOS AI Analysis
In the current valuation landscape, the HDB 5 room unit in Tampines, with a remaining lease of 59 years, has been assessed at an estimated value of $730,651, equating to $556 per square foot (PSF). This valuation reflects a nuanced understanding of the micro-market dynamics within the region, backed by a robust analysis of 500 recent HDB resale transactions in the vicinity. The property’s valuation indicates a market signal that is only 0.4% off from the baseline, suggesting a stable pricing environment amidst the prevailing economic conditions.
The high model confidence attributed to this valuation underscores the reliability of the data and methodologies employed in the analysis. As the HDB market in Singapore continues to experience fluctuations influenced by various factors such as demand, supply, and public sentiment, properties with a remaining lease of 59 years are becoming increasingly attractive to buyers seeking long-term investment potential. The Tampines area, known for its excellent connectivity and proximity to amenities, further enhances the appeal of this particular unit, positioning it well within the broader market dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.