Above Market· 27.6% above market
+6View all
IMAGES GALLERY
Property Details
Description
Features & Amenities
Pond
Tennis court
Wading pool
Jacuzzi
Reflexology path
Pavilion
Playground
Clubhouse
Bbq
Lap pool
Jogging track
Lounge
Location
45 Tampines Lane 528463, Tampines East, East Region, SingaporeLoading map...
Mortgage Calculation
S$
20 yrs
410203035
75 %
1020406075
4 %
0.1123456
Mortgage calculation on 4% interest rate
S$ 0
Loan Amount (75%)
Downpayment (25%)
S$ 0
S$ 0
/month
Principal
S$ 0
Interest
S$ 0
Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Sales Timeline
Home Report · AVM Fair Value
Automated Valuation based on 1398 URA transactions · 42 outliers removed (IQR)
Fair Value
S$666,120
S$1,439 psf
Asking Price
S$850,000
S$1,836 psf
vs Market
+27.6%
Above Market
vs Last Done
+2.9%
Market Price
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
1398 comps
High = 10+ comps
Medium = 5–9 comps
Low = <5 comps
Nearest MRT
Simei
659m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1398 comparable transactions
S$1,562
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,439
Recent Comparable Transactions
10 shown · 1398 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES LANE Floor 01-05 | 1,087sqft | S$1,940,000 | ▲S$1,784 +24.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 1,087sqft | S$1,940,000 | ▲S$1,784 +24.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,270sqft | S$2,380,000 | ▲S$1,874 +30.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,087sqft | S$2,000,000 | ▲S$1,840 +27.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 678sqft | S$1,165,000 | ▲S$1,718 +19.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 11-15 | 915sqft | S$1,680,000 | ▲S$1,836 +27.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,033sqft | S$1,920,000 | ▲S$1,858 +29.1% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 915sqft | S$1,588,000 | ▲S$1,736 +20.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | SIMEI STREET 3 Floor 01-05 | 1,141sqft | S$1,280,000 | ▼S$1,122 -22.0% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | SIMEI STREET 3 Floor 06-10 | 1,130sqft | S$1,250,000 | ▼S$1,106 -23.1% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | SIMEI STREET 4 Floor 06-10 | 1,378sqft | S$1,698,800 | ▼S$1,233 -14.3% vs FV | 99 yrs lease commencing from 1997 |
Last Done
TAMPINES LANE
Aug 2025 · Floor 01-05
▲S$1,784 psf
+24.0% vs FV
1,087 sqftS$1,940,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 01-05
▲S$1,784 psf
+24.0% vs FV
1,087 sqftS$1,940,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 06-10
▲S$1,874 psf
+30.2% vs FV
1,270 sqftS$2,380,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 06-10
▲S$1,840 psf
+27.9% vs FV
1,087 sqftS$2,000,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 01-05
▲S$1,718 psf
+19.4% vs FV
678 sqftS$1,165,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 11-15
▲S$1,836 psf
+27.6% vs FV
915 sqftS$1,680,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 06-10
▲S$1,858 psf
+29.1% vs FV
1,033 sqftS$1,920,00099 yrs lease commencing from 2018
TAMPINES LANE
Aug 2025 · Floor 01-05
▲S$1,736 psf
+20.6% vs FV
915 sqftS$1,588,00099 yrs lease commencing from 2018
SIMEI STREET 3
Aug 2025 · Floor 01-05
▼S$1,122 psf
-22.0% vs FV
1,141 sqftS$1,280,00099 yrs lease commencing from 1996
SIMEI STREET 3
Aug 2025 · Floor 06-10
▼S$1,106 psf
-23.1% vs FV
1,130 sqftS$1,250,00099 yrs lease commencing from 1996
SIMEI STREET 4
Aug 2025 · Floor 06-10
▼S$1,233 psf
-14.3% vs FV
1,378 sqftS$1,698,80099 yrs lease commencing from 1997
Below Fair Value
Above Fair Value
FV: S$1,439 psf
HELIOS AI Analysis
Based on 1398 URA transactions (42 outliers removed), adjusted for: Tenure decay (8.8% discount); MRT Simei 659m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.
Arissa Tan
License: L3008899K