117 Tampines Street 86 528538, Tampines West, East Region, Singapore
$785,000
Call/ WhatsApp Hazel @ 9850XXXX for viewing slots now! Selling with tenancy. Feb 2026 Discover your new oasis in the heart of Tampines! This stunning 1-bedroom, 1-bathroom condominium, spanning an efficient 506 sqft, is now available for sale and ready for you to call home. Located at Tampines Avenue 10, this property boasts a perfect blend of comfort and convenience. Step into a bright and airy living space featuring a private balcony, ideal for enjoying your morning coffee or evening relaxation. The open-concept layout maximizes space, while the stylish finishes throughout create a modern atmosphere. Additional highlights include ample storage solutions and a well-equipped kitchen that makes meal prep a delight. Enjoy the convenience of living near top-notch educational institutions, with UWC South East Asia (East Campus) just 1.1 km away (1.3579189, 103.9316263) and Ossia Music School at Tampines a mere 1.2 km distance (1.3555188, 103.9346482). Your shopping needs are well catered for, with Prime Supermarket only 1.5 km away (1.3489326, 103.9340708) and Giant Express just 1.6 km from your doorstep (1.3492574, 103.9348375). For leisure and retail therapy, Shop T West is conveniently located just 1.5 km away (1.3487182, 103.9344956). Experience the vibrant community of Tampines, with an array of amenities at your fingertips. Whether you're a first-time buyer or looking for an investment opportunity, this condominium offers everything you need for a comfortable lifestyle. Don’t miss out on this fantastic opportunity to own a piece of Tampines. Act now and make this beautiful condo your new home!
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Total Transactions
192
Average Price
S1.1M
Total Value
S204.1M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 176 URA transactions
Fair Value
S$704,706
S$1,393 psf
Asking Price
S$785,000
S$1,551 psf
vs Market
+11.4%
vs Last Done
+5.8%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
176 comps
Nearest MRT
Tampines West
1451m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
176 comparable transactions
S$1,448
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,393
Recent Comparable Transactions
10 shown · 176 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 1,066sqft | S$1,730,000 | ▲S$1,623 +16.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 700sqft | S$1,180,000 | ▲S$1,687 +21.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 1,066sqft | S$1,530,000 | ▲S$1,436 +3.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 1,066sqft | S$1,660,000 | ▲S$1,558 +11.8% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 506sqft | S$818,000 | ▲S$1,617 +16.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 936sqft | S$1,450,000 | ▲S$1,548 +11.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 700sqft | S$1,061,888 | ▲S$1,518 +9.0% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,020,000 | ▲S$1,458 +4.7% vs FV | 99 yrs lease commencing from 2015 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,040,000 | ▲S$1,486 +6.7% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+16.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+21.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+3.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.8% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+16.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+9.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+4.7% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
+6.7% 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.