Development TOP in Sep 2023 3 bedroom unit with 2 bathrooms Corner unit with good neighbours Fittings to go with the sale as this is an investment unit Tenanted at $4400 til 28 Feb 2026. Good corporate lease. Very functional layout with good width No wasted space No west sun Unblocked view Well ventilated unit (not looking into neighbour's unit) 2 mins walk to Tampines Round Market & Food Centre / NTUC Fair Price 3 bus stops to Tampines MRT Station 13 min walk to Simei MRT station 1 min walk to bus stop with feeder bus 7 min walk to bus stop along Tampines Ave 2 with 9 buses
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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1411 URA transactions · 43 outliers removed (IQR)
Fair Value
S$1.42M
S$1,550 psf
Asking Price
S$1.70M
S$1,858 psf
vs Market
+19.8%
Confidence
High
1411 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1411 comparable transactions
S$1,491
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$1,550
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 1411 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.