494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$849,000







Discover the perfect family home in the heart of Tampines with this rare and spacious 3-bedroom, 2-bathroom HDB unit (1,216 sqft) at 494J Tampines Street 45. Designed for comfort and convenience, this home offers ample living space for growing families and is move-in ready. Enjoy unbeatable connectivity with Tampines East MRT (DT33) just 1.2 km away, providing seamless access to the rest of Singapore. Daily essentials are a breeze with FairPrice Tampines (0.8 km) and N4 Neighbourhood Centre (0.6 km) within walking distance. Families will also appreciate the proximity to top educational institutions such as Dunman Secondary School (1.5 km) and Temasek Junior College (1.4 km), making school commutes easy and stress-free. Other highlights include: ✅ Spacious and versatile layout – ideal for multi-generational living ✅ Air-conditioning for year-round comfort ✅ Covered car park for added convenience ✅ Vibrant community with shops, eateries, parks, and amenities nearby Whether you’re upgrading for more space or investing in a highly sought-after location, this property is a fantastic opportunity. Don’t miss out – schedule a viewing today and make this your forever home! Contact Raymond at 8448 0422
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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…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$843,873
S$694 psf
Asking Price
S$849,000
S$698 psf
vs Market
+0.6%
vs Last Done
+12.8%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
851m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$648
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$694
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▼S$619 -10.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▼S$619 -10.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +7.6% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▼S$637 -8.2% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +10.2% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▼S$676 -2.6% vs FV | 99yr from 2020 |
Mar 2026 | Blk 612B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$968,000 | ▲S$796 +14.7% vs FV | 99yr from 2020 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▼S$597 -14.0% vs FV | 99yr from 1985 |
Mar 2026 | Blk 870 TAMPINES ST 83 Floor 01 TO 03 | 1,302sqft | S$710,000 | ▼S$545 -21.5% vs FV | 99yr from 1989 |
Feb 2026 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,152sqft | S$942,888 | ▲S$819 +18.0% vs FV | 99yr from 2011 |
Feb 2026 | Blk 112 SIMEI ST 1 Floor 10 TO 12 | 1,313sqft | S$788,000 | ▼S$600 -13.5% vs FV | 99yr from 1988 |
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
-10.8% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
-10.8% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+7.6% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
-8.2% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+10.2% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
-2.6% vs FV
Blk 612B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+14.7% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
-14.0% vs FV
Blk 870 TAMPINES ST 83
Mar 2026 · Floor 01 TO 03
-21.5% vs FV
Blk 167A SIMEI LANE
Feb 2026 · Floor 04 TO 06
+18.0% vs FV
Blk 112 SIMEI ST 1
Feb 2026 · Floor 10 TO 12
-13.5% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 5 Room unit in Tampines, with a remaining lease of 91 years, stands at an estimated value of <strong>$843,873</strong> or <strong>$694 PSF</strong>. This valuation reflects a robust market signal, with a minimal deviation of <strong>0.6%</strong> from the baseline price, indicating a stable and resilient demand for HDB properties in this sought-after district. The Tampines area is well-regarded for its comprehensive amenities, excellent connectivity, and family-friendly environment, contributing to its strong market performance.</p> <p>Our analysis is backed by a high level of model confidence, derived from an extensive review of <strong>500 recent HDB resale transactions</strong> in the vicinity. This data underscores the consistent demand and market dynamics that influence property values in this region. The extended lease period further enhances the attractiveness of this unit, as buyers typically prefer properties with longer leases, which are perceived as a lower risk investment. Overall, this valuation reflects the current market conditions and the enduring appeal of the Tampines area within Singapore’s real estate landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.