31 Tampines Street 86 528572, Tampines West, East Region, Singapore
$1,110,000
New Price Adjustment! Welcome to this 753 sqft 2-bedroom, 2-bathroom corner unit, thoughtfully designed with an efficient layout that makes every space count. The South-East facing balcony lets in the gentle morning sun, just right for enjoying a quiet cup of coffee or some fresh air. As a corner unit, the home enjoys great ventilation, especially in the kitchen where windows bring in natural breeze and light. Both bedrooms enjoy a peaceful, quiet facing—perfect for rest after a long day. This home is not only cosy, but also wonderfully connected. Everyday essentials are just around the corner, with Sheng Siong and NTUC FairPrice within easy reach. Families will also appreciate being within 1km of Poi Ching School and St. Hilda’s Primary School, giving your little ones the advantage of proximity. Getting around is a breeze with a bus service right at your doorstep, linking you directly to 4 different MRT lines, so the entire city is always within reach. A home that blends comfort, convenience, and a warm family environment—perfect for both young families and couples starting a new chapter. Contact Austin for an exclusive viewing today! 8-one-8-8-3-one-4-one!
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Total Transactions
193
Average Price
S1.1M
Total Value
S213.9M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 181 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.02M
S$1,357 psf
Asking Price
S$1.11M
S$1,474 psf
vs Market
+8.7%
vs Last Done
+3.2%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
181 comps
Nearest MRT
Tampines West
1374m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
181 comparable transactions
S$1,359
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.777
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,357
Recent Comparable Transactions
10 shown · 181 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | TAMPINES STREET 86 Floor 01-05 | 732sqft | S$1,045,000 | ▲S$1,428 +5.2% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 732sqft | S$1,045,000 | ▲S$1,428 +5.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | TAMPINES STREET 86 Floor 11-15 | 915sqft | S$1,368,000 | ▲S$1,495 +10.2% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 01-05 | 915sqft | S$1,300,000 | ▲S$1,421 +4.7% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$770,000 | ▲S$1,460 +7.6% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 06-10 | 775sqft | S$1,150,000 | ▲S$1,484 +9.4% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 06-10 | 1,109sqft | S$1,655,000 | ▲S$1,493 +10.0% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 1,421sqft | S$2,270,000 | ▲S$1,598 +17.8% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 1,130sqft | S$1,650,000 | ▲S$1,460 +7.6% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 01-05 | 527sqft | S$710,000 | ▼S$1,346 -0.8% vs FV | 99 yrs lease commencing from 2013 |
Mar 2025 | TAMPINES STREET 86 Floor 11-15 | 1,152sqft | S$1,620,000 | ▲S$1,407 +3.7% vs FV | 99 yrs lease commencing from 2013 |
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
May 2025 · Floor 11-15
+10.2% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 01-05
+4.7% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+7.6% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 06-10
+9.4% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 06-10
+10.0% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+17.8% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+7.6% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 01-05
-0.8% vs FV
TAMPINES STREET 86
Mar 2025 · Floor 11-15
+3.7% 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.