








1 bedder for Sale 441sqft Renovated 100% move in Sell vacant occupation Ideal for own stay or investment No noon sun Call Ros Salleh 9138XXXX The Tapestry Step into the best condominium in Tampines Street 86 The newest amongst this stretch of private condo Be greeted by the grand entrance as you enter into the development
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1570 URA transactions
Fair Value
S$592,784
S$1,344 psf
Asking Price
S$788,000
S$1,787 psf
vs Market
+32.9%
Confidence
High
1570 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1570 comparable transactions
S$1,292
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,344
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TAMPINES STREET 86 | 603 | S$940,000 | S$1,559 |
| 2025-08 | TAMPINES STREET 86 | 441 | S$737,777 | S$1,672 |
| 2025-08 | TAMPINES STREET 86 | 926 | S$1,645,000 | S$1,777 |
| 2025-08 | TAMPINES AVENUE 1 | 786 | S$1,228,000 | S$1,563 |
| 2025-08 | TAMPINES AVENUE 1 | 926 | S$1,265,000 | S$1,367 |
Showing 5 most recent transactions from 1570 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.