Tampines Road, Lorong Ah Soo, North-east Region, Singapore
$5,988,000
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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 305 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$2.03M
S$647 psf
Asking Price
S$5.99M
S$1,906 psf
vs Market
+194.3%
vs Last Done
+199.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
305 comps
Nearest MRT
Kovan
869m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
305 comparable transactions
S$605
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$647
Recent Comparable Transactions
10 shown · 305 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 498A TAMPINES ST 45 Floor 07 TO 09 | 1,539sqft | S$980,000 | ▼S$637 -1.5% vs FV | 99yr from 1997 |
Apr 2026 | Blk 498A TAMPINES ST 45 Floor 07 TO 09 | 1,539sqft | S$980,000 | ▼S$637 -1.5% vs FV | 99yr from 1997 |
Feb 2026 | Blk 428 TAMPINES ST 41 Floor 01 TO 03 | 1,582sqft | S$860,000 | ▼S$544 -15.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 431 TAMPINES ST 41 Floor 04 TO 06 | 1,593sqft | S$911,000 | ▼S$572 -11.6% vs FV | 99yr from 1986 |
Feb 2026 | Blk 498B TAMPINES ST 45 Floor 07 TO 09 | 1,582sqft | S$1,030,000 | ▲S$651 +0.6% vs FV | 99yr from 1997 |
Feb 2026 | Blk 498J TAMPINES ST 45 Floor 07 TO 09 | 1,539sqft | S$950,000 | ▼S$617 -4.6% vs FV | 99yr from 1997 |
Jan 2026 | Blk 495A TAMPINES ST 43 Floor 10 TO 12 | 1,572sqft | S$905,000 | ▼S$576 -11.0% vs FV | 99yr from 1994 |
Jan 2026 | Blk 495C TAMPINES ST 43 Floor 04 TO 06 | 1,572sqft | S$920,000 | ▼S$585 -9.6% vs FV | 99yr from 1994 |
Dec 2025 | Blk 495C TAMPINES ST 43 Floor 07 TO 09 | 1,582sqft | S$938,000 | ▼S$593 -8.3% vs FV | 99yr from 1994 |
Dec 2025 | Blk 495D TAMPINES ST 43 Floor 04 TO 06 | 1,572sqft | S$950,000 | ▼S$605 -6.5% vs FV | 99yr from 1994 |
Nov 2025 | Blk 428 TAMPINES ST 41 Floor 07 TO 09 | 1,593sqft | S$908,000 | ▼S$570 -11.9% vs FV | 99yr from 1986 |
Blk 498A TAMPINES ST 45
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 498A TAMPINES ST 45
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 428 TAMPINES ST 41
Feb 2026 · Floor 01 TO 03
-15.9% vs FV
Blk 431 TAMPINES ST 41
Feb 2026 · Floor 04 TO 06
-11.6% vs FV
Blk 498B TAMPINES ST 45
Feb 2026 · Floor 07 TO 09
+0.6% vs FV
Blk 498J TAMPINES ST 45
Feb 2026 · Floor 07 TO 09
-4.6% vs FV
Blk 495A TAMPINES ST 43
Jan 2026 · Floor 10 TO 12
-11.0% vs FV
Blk 495C TAMPINES ST 43
Jan 2026 · Floor 04 TO 06
-9.6% vs FV
Blk 495C TAMPINES ST 43
Dec 2025 · Floor 07 TO 09
-8.3% vs FV
Blk 495D TAMPINES ST 43
Dec 2025 · Floor 04 TO 06
-6.5% vs FV
Blk 428 TAMPINES ST 41
Nov 2025 · Floor 07 TO 09
-11.9% vs FV
HELIOS AI Analysis
Our latest proprietary valuation model for an HDB Executive
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.