86 Tanah Merah Kechil Avenue 465517, Bedok North, East Region, Singapore
$4,200 /month











Optima @tanah merah (East) 2-bedder+1-baths (1,195sf) Furnished High Floor Serene and pool-view Next to Tanah Merah MRT Less than 10 mins ride to Changi Airport Move-in date: early Dec 2024 Rent: $4200 per month 2-yr Corporate lease preferred Please contact me @ 9099XXXX for exclusive viewing .
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
63
Average Price
S1.4M
Total Value
S89.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 51 URA transactions · 1 outliers removed (IQR)
Fair Value
S$673,130
S$962 psf
Asking Price
S$4,200
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
51 comps
Nearest MRT
Tanah Merah
107m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 comparable transactions
S$1,418
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.633
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$962
Recent Comparable Transactions
10 shown · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +54.5% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +54.5% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,400,000 | ▲S$1,274 +32.4% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 11-15 | 2,960sqft | S$3,600,000 | ▲S$1,216 +26.4% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,432sqft | S$2,250,000 | ▲S$1,572 +63.4% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 872sqft | S$1,310,000 | ▲S$1,502 +56.1% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 969sqft | S$1,430,000 | ▲S$1,476 +53.4% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,430,000 | ▲S$1,290 +34.1% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 1,098sqft | S$1,610,000 | ▲S$1,466 +52.4% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 840sqft | S$1,188,000 | ▲S$1,415 +47.1% vs FV | 99 yrs lease commencing from 2008 |
Oct 2024 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,259sqft | S$2,100,000 | ▲S$1,667 +73.3% vs FV | 99 yrs lease commencing from 2008 |
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+54.5% vs FV
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+54.5% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 01-05
+32.4% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 11-15
+26.4% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+63.4% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+56.1% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 06-10
+53.4% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 01-05
+34.1% vs FV
TANAH MERAH KECHIL AVENUE
Dec 2024 · Floor 06-10
+52.4% vs FV
TANAH MERAH KECHIL AVENUE
Nov 2024 · Floor 06-10
+47.1% vs FV
TANAH MERAH KECHIL AVENUE
Oct 2024 · Floor 01-05
+73.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.