9 Tampines Street 86 528587, Tampines West, East Region, Singapore
$1,850,000

D18 - Tampines
Tampines West MRT
13 April 2016
Medium (630 units)
630 units
9 Blocks, 16 Floors
Frasers Centrepoint,Far East Organization,Sekisui House
Q Bay Residences has a total of 630 units, from 1 Bed - 1 Bath to 4 Bed - 3 Bath units. There are 51 types of floor plans from 516 sqft to 1,657 sqft.
Q Bay Residences has 9 blocks and up to 16 storeys.
Q Bay Residences is a 99 years leasehold Generic Condo development located in Tampines, District 18. Completed in 2016, it has a total of 9 blocks within the development and comprises a total of 630 units. It is within walking distance to MRT stations such as Tampines West MRT and Tampines West MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Q Bay Residences is also close to schools like Used Piano Shop & Music Book Online Shop in Singapore, Springfield Secondary School and Smiling Star Han Yu Pin Yin - Tampines Street 83. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Giant Express - Tampines 829 and MCP Supermarket for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as GreenForest Family Clinic. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Rain Garden, to enjoy some fresh air.
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Total Transactions
200
Average Price
S1.2M
Total Value
S235.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 177 URA transactions
Fair Value
S$1.64M
S$1,464 psf
Asking Price
S$1.85M
S$1,653 psf
vs Market
+12.9%
vs Last Done
+7.3%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
177 comps
Nearest MRT
Tampines West
1382m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
177 comparable transactions
S$1,400
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,464
Recent Comparable Transactions
10 shown · 177 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▼S$1,403 -4.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$767,900 | ▲S$1,486 +1.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$783,000 | ▲S$1,485 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 1,033sqft | S$1,590,000 | ▲S$1,539 +5.1% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 16-20 | 1,216sqft | S$1,870,000 | ▲S$1,537 +5.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$820,000 | ▲S$1,587 +8.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 829sqft | S$1,290,000 | ▲S$1,556 +6.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,410sqft | S$2,185,000 | ▲S$1,550 +5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 1,163sqft | S$1,690,800 | ▼S$1,454 -0.7% vs FV | 99 yrs lease commencing from 2012 |
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
-4.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+5.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 16-20
+5.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+8.4% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+6.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.9% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
-0.7% 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.