Top 10 Reasons Why This Unit! ✔ Premium Block - One Of The Best Block ✔ Spacious Size - Rare 1BR At 506sqft ✔ Unblocked View - Decent View From Living Room ✔ Quiet Facing - Low Traffic Noise Throughout The Day ✔ Cool & Windy - Especially During Evening Time ✔ Squarish Layout - Fully Usable Interior Space ✔ Well Maintained - Owner Stay Unit Not Tenanted ✔ Move In Condition - Just Bring Along Your Luggage ✔ Near Amenities - Walk To Supermarket Coffeeshop And Clinic ✔ Genuine Seller - As Long As The Offer Is Reasonable My Services includes : 1) Arrangement of Potential Buyers For Viewings. 2) Assist with Financial Calculations & Planning. 3) Complimentary Valuation For Your Property. 4) Arrangement of Housing Loan Applications & Lawyers. ☎ CALL for ONE-STOP Property Professional: ============ ★ Residential for Investment or Ownstay ★ Commercial for Investment or Business ★ Industrial for Investment or Business ★ New Launch Project near MRT ★ Liaising with Bankers and Lawyers ★ Sell/ Rent/ Resale for HDB/ Private Properties ★ Leasing for Residential/ Commercial/ Industrial Feel Free To Call/Text Me @ ☎ 9888XXXX for Appointment Anytime. Warmest Regards, Aason Chua Associate Division Director Singapore Realtors Inc. mySG Home Subscriber Benefits - http://srx.sg/yM9G - Track your property's sales & rental value - See how your property's value has changed - Find out your neighbourhood's transactions - Easy home loan applications using - Unlock your home's value - Receive a free SMS with monthly updated value of your home - Free mySG Home App to track your property Register Now - http://srx.sg/yM9G
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Total Transactions
192
Average Price
S1.1M
Total Value
S204.1M
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 180 URA transactions
Fair Value
S$704,706
S$1,393 psf
Asking Price
S$850,000
S$1,680 psf
vs Market
+20.6%
vs Last Done
+14.6%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Tampines West
1451m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,447
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
+4%
Adjusted Fair Value PSF
S$1,393
Recent Comparable Transactions
10 shown · 180 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-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.