263 Tampines Street 21 520263, Tampines East, East Region, Singapore
$480,000











New listing Nicely renovated well kept No need extension Mid floor Quiet Near mrt Discover your dream home in this inviting 2 bedroom, 2 bathroom HDB flat for sale, available now! This spacious 796 sqft unit at 263, Tampines Street 21, offers a modern kitchen with stylish cabinets and a comfortable dining area, perfect for family meals. The air-conditioned living space ensures a cool retreat after a long day. Enjoy the convenience of being just a short distance from Tampines MRT station (1.4 km) and Tampines East MRT station (1.7 km), making commuting a breeze. Families will appreciate the proximity to educational institutions such as Ngee Ann Secondary School (1.2 km) and Temasek Junior College (1.7 km). For your shopping needs, iEcon - Begonia Supermarket (1.3 km) and Sheng Siong Supermarket (0.8 km) are easily accessible. Enjoy retail therapy at nearby shopping malls like Tampines 1 (1.2 km) and Tampines Mall (1.5 km). This property combines comfort, convenience, and a vibrant community, making it an ideal choice for your next home. Don't miss out on this fantastic opportunity to own a piece of Tampines living; schedule a viewing 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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$530,611
S$666 psf
Asking Price
S$480,000
S$602 psf
vs Market
-9.5%
vs Last Done
-2.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines East
484m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$604
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$666
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 263 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$490,000 | ▼S$615 -7.7% vs FV | 99yr from 1984 |
Mar 2026 | Blk 263 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$490,000 | ▼S$615 -7.7% vs FV | 99yr from 1984 |
Dec 2025 | Blk 263 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$470,000 | ▼S$590 -11.4% vs FV | 99yr from 1984 |
Feb 2025 | Blk 263 TAMPINES ST 21 Floor 07 TO 09 | 797sqft | S$483,000 | ▼S$606 -9.0% vs FV | 99yr from 1984 |
Blk 263 TAMPINES ST 21
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 263 TAMPINES ST 21
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 263 TAMPINES ST 21
Dec 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 263 TAMPINES ST 21
Feb 2025 · Floor 07 TO 09
-9.0% vs FV
HELIOS AI Analysis
The recent valuation of the HDB 3-room unit in Tampines, with an estimated value of $530,611 (equivalent to $666 PSF), reflects an intriguing opportunity in the current market landscape. With a remaining lease of 75 years, this property stands out not only for its potential longevity but also for its strategic location within the highly sought-after Tampines estate. The valuation indicates a 9.5% difference from the baseline, categorizing it as a good deal in the context of recent transactions.
It is important to note that the model confidence for this valuation is deemed low, suggesting that while the data is derived from three recent HDB resale transactions in the vicinity, external market dynamics may influence future valuations. Buyers should consider the cyclical nature of the real estate market, especially in a vibrant district like Tampines, where amenities and connectivity continue to attract demand. Thus, while the current valuation presents an appealing opportunity, prospective buyers should remain vigilant and conduct thorough due diligence to navigate the complexities of the HDB market effectively.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.