496e Tampines Avenue 9 521496, Tampines East, East Region, Singapore
$880,000







Discover your dream home in this stunning and super rare 4-bedroom, 2-bathroom HDB unit at 496E Tampines Avenue 9. This unit is located just 1.2 km from Tampines East MRT Station which will make commuting a breeze. Unit Highlights: - Rare squarish layout with minimum carpentry, making designing your dream house even more easier! - High floor with natural lights and wind - Corner unit, giving you and your family ample privacy - Very rare flat models in the market, very suitable for upgraders that prefers more space Families will appreciate the proximity to esteemed educational institutions like Dunman Secondary School (1.3 km), Temasek Junior College (1.4 km) and Gongshang Primary School, not forgetting Tampines North Primary just opposite the block. For your shopping needs, FairPrice Tampines located at Blk 475 is only 1.4 km away, while Tampines 1 shopping mall (1.5 km) offers a variety of retail and dining options. Enjoy a vibrant community and convenient amenities right at your doorstep. Don’t miss out on this fantastic opportunity to own a beautiful home in a highly sought-after area. Schedule a viewing by contacting Eve Lim @ 9107XXXX or to find out more information to get your dream house today!
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$873,451
S$594 psf
Asking Price
S$880,000
S$598 psf
vs Market
+0.7%
vs Last Done
+7.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines East
734m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$554
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$594
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 496E TAMPINES AVE 9 Floor 13 TO 15 | 1,335sqft | S$740,000 | ▼S$554 -6.7% vs FV | 99yr from 1993 |
Oct 2025 | Blk 496E TAMPINES AVE 9 Floor 13 TO 15 | 1,335sqft | S$740,000 | ▼S$554 -6.7% vs FV | 99yr from 1993 |
Blk 496E TAMPINES AVE 9
Oct 2025 · Floor 13 TO 15
-6.7% vs FV
Blk 496E TAMPINES AVE 9
Oct 2025 · Floor 13 TO 15
-6.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 75 years, stands at an estimated value of $873,451, translating to a price per square foot (PSF) of $594. This valuation reflects a subtle market price adjustment, with only a 0.7% difference from the baseline. Such a marginal variation indicates a relatively stable pricing environment, suggesting that the demand for HDB units in this well-established estate remains resilient despite broader market fluctuations.
However, it is essential to note that the model confidence for this valuation is classified as low, primarily due to the reliance on just one recent HDB resale transaction in the vicinity. This limited transaction data may not fully capture the nuanced dynamics of the Tampines market, particularly as it relates to leasehold properties. Potential buyers and investors should consider the implications of the remaining lease of 75 years, as it may influence future resale values and buyer sentiment. The current market shows signs of stability, but continued monitoring of transaction trends will be crucial for assessing the longer-term outlook of HDB properties in this region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.