
Super Affordable 2 Bedroom 2 bathroom at Tampines (D18) Nearby amenities Convienent ⭑Stroll to Tampines East MRT (8mins) ⭑ Near Bus stops ⭑ Nearby Grocery Stores • Giant Supermarket (112 m) - 2 mins walk • Giant Super - Tampines Mart (115 m) - 2 mins walk • Smile Mini Mart (450 m) - 5 mins walk * F&B Koufu, Fast Food, Coffee shop, bakeries, Coffee Bean ⭑ Nearby Schools • East Spring Secondary School (98 m) - 2 mins walk • Opposite Blk 331 (169 m) - 3 mins walk Key features ⭐ Well-maintained and renovated condition ⭐ Spacious & efficient layout ⭐ Bright and airy ⭐ Great ventilation ⭐ No west sun ⭐ Quiet ⭐ Greenery view ⭐ Convenient location • East Spring Secondary School (115 m) - 2 mins walk • Shekinah Learning Curve (124 m) - 2 mins walk • East Spring Primary School (346 m) - 5 mins walk • 5 more schools within 1 km ⭑ Nearby Parks
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
102
Average Price
S1.3M
Total Value
S129.0M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 237 URA transactions
Fair Value
S$459,477
S$534 psf
Asking Price
S$1.11M
S$1,289 psf
vs Market
+141.6%
vs Last Done
+45.0%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
237 comps
Nearest MRT
Tampines East
591m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
237 comparable transactions
S$1,123
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.452
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$534
Recent Comparable Transactions
10 shown · 237 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | FLORA DRIVE Floor 01-05 | 3,014sqft | S$2,680,000 | ▲S$889 +66.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FLORA DRIVE Floor 01-05 | 3,014sqft | S$2,680,000 | ▲S$889 +66.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | TAMPINES STREET 34 Floor 01-05 | 1,195sqft | S$1,460,000 | ▲S$1,222 +128.8% vs FV | 99 yrs lease commencing from 2000 |
Jul 2025 | FLORA DRIVE Floor 01-05 | 560sqft | S$760,000 | ▲S$1,358 +154.3% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | FLORA DRIVE Floor 01-05 | 1,119sqft | S$1,470,000 | ▲S$1,313 +145.9% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | FLORA DRIVE Floor 01-05 | 807sqft | S$965,000 | ▲S$1,195 +123.8% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | FLORA DRIVE Floor 06-10 | 807sqft | S$975,000 | ▲S$1,208 +126.2% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | FLORA DRIVE Floor 01-05 | 560sqft | S$725,000 | ▲S$1,295 +142.5% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | TAMPINES STREET 34 Floor 06-10 | 2,540sqft | S$2,650,000 | ▲S$1,043 +95.3% vs FV | 99 yrs lease commencing from 2000 |
May 2025 | TAMPINES STREET 34 Floor 06-10 | 1,238sqft | S$1,500,000 | ▲S$1,212 +127.0% vs FV | 99 yrs lease commencing from 2000 |
May 2025 | TAMPINES STREET 34 Floor 01-05 | 1,249sqft | S$1,435,000 | ▲S$1,149 +115.2% vs FV | 99 yrs lease commencing from 2000 |
FLORA DRIVE
Aug 2025 · Floor 01-05
+66.5% vs FV
FLORA DRIVE
Aug 2025 · Floor 01-05
+66.5% vs FV
TAMPINES STREET 34
Aug 2025 · Floor 01-05
+128.8% vs FV
FLORA DRIVE
Jul 2025 · Floor 01-05
+154.3% vs FV
FLORA DRIVE
Jul 2025 · Floor 01-05
+145.9% vs FV
FLORA DRIVE
May 2025 · Floor 01-05
+123.8% vs FV
FLORA DRIVE
May 2025 · Floor 06-10
+126.2% vs FV
FLORA DRIVE
May 2025 · Floor 01-05
+142.5% vs FV
TAMPINES STREET 34
May 2025 · Floor 06-10
+95.3% vs FV
TAMPINES STREET 34
May 2025 · Floor 06-10
+127.0% vs FV
TAMPINES STREET 34
May 2025 · Floor 01-05
+115.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 237 URA transactions (0 outliers removed), adjusted for: Tenure decay (54.8% discount); MRT Tampines East 591m away (+1%); AI-detected value boosters: renovated, greenery view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.