61 Tampines Street 86 528510, Tampines West, East Region, Singapore
$1,075,000














Key Features: - Move in condition - Spacious floor area of 603 sq ft, perfect for comfortable living. - A well-designed layout that maximizes space and natural light. - Prime location with easy access to essential amenities and transportation. Connectivity: - Just 1.42 km from Tampines West MRT Station (Downtown Line), ensuring seamless travel across Singapore. Education: - Close proximity to top educational institutions including: - POI CHING SCHOOL (0.88 km) - ST. HILDA'S PRIMARY SCHOOL (1.05 km) - Springfield Secondary School (0.5 km) - United World College of South East Asia (East Campus) (0.56 km) - TEMASEK POLYTECHNIC (0.97 km) Leisure and Amenities: - Childcare within Tapestry - 24 hours Gym - Shuttle bus service - 100m infinity pool - 50m lap pool - Tennis Court For an exclusive viewing or more information, please contact: Simon Lum Phone: 9730XXXX Make The Tapestry your next home and enjoy the myriad of conveniences and lifestyle options it offers. Serious Seller High Floor #12 to #14 floor Corner unit Well conditioned Smart home enabled No west Sun Quiet facing Bright and Breezy Comes with full zip track 1 to 1 carpark lot Owner stay Developed by CDL Full facilities condo that comes with 100m and 50m lap pool, Tennis court and a childcare centre. 24 hours Gym Free shuttle service to Tampines East MRT l, Our Tampines Hub and Tampines MRT.
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 229 URA transactions · 5 outliers removed (IQR)
Fair Value
S$893,073
S$1,481 psf
Asking Price
S$1.07M
S$1,783 psf
vs Market
+20.4%
vs Last Done
+14.4%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
229 comps
Nearest MRT
Tampines West
1406m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
229 comparable transactions
S$1,676
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,481
Recent Comparable Transactions
10 shown · 229 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +5.3% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +5.3% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +12.9% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +20.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,591,503 | ▲S$1,719 +16.1% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,065,000 | ▲S$1,767 +19.3% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,570,000 | ▲S$1,696 +14.5% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 474sqft | S$795,000 | ▲S$1,679 +13.4% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 926sqft | S$1,608,000 | ▲S$1,737 +17.3% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,130sqft | S$1,900,000 | ▲S$1,681 +13.5% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,070,000 | ▲S$1,775 +19.9% vs FV | 99 yrs lease commencing from 2017 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+12.9% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+20.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+16.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+19.3% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+14.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+13.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+17.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+13.5% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+19.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.