Location: ✅5 mins’ walk to Eastpoint shopping Mall. ✅5 mins’ walk to Simei MRT! ✅3 mins drive to Changi City point!! ✅1min to PIE ✅12 Primary Schools within 2km Unit: ✅Very hight Rental Yield to 1 family tenant. Tenanted till April 2027. ✅High Floor ✅No West Sun ✅Spacious ✅Squarish ✅Very breezy ✅Face landed AND pool ✅$120k renovation just 4 years ago. ✅3 spacious bedroom plus 1 Utility Room
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
148
Average Price
S1.1M
Total Value
S161.4M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1881 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.64M
S$1,455 psf
Asking Price
S$1.38M
S$1,221 psf
vs Market
-16.1%
Confidence
High
1881 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1881 comparable transactions
S$1,399
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,455
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TAMPINES LANE | 1,087 | S$1,940,000 | S$1,784 |
| 2025-08 | TAMPINES LANE | 1,270 | S$2,380,000 | S$1,874 |
| 2025-08 | TAMPINES LANE | 1,087 | S$2,000,000 | S$1,840 |
| 2025-08 | TAMPINES LANE | 678 | S$1,165,000 | S$1,718 |
| 2025-08 | TAMPINES LANE | 915 | S$1,680,000 | S$1,836 |
Showing 5 most recent transactions from 1881 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.