1 Tampines Street 86 528583, Tampines West, East Region, Singapore
$1,849,000
For Sale – Q Bay Residences 3 Bedrooms | 3 Bathrooms | Utility/Helper Room Sell vacant – No extension needed This well-designed 1,119 sqft home offers spacious bedrooms, modern bathrooms, and a separate utility/helper room – perfect for families seeking comfort and functionality. Bright and airy layout with large windows allowing plenty of natural light. Unit Highlights: • Efficient & spacious layout with study area • Spacious living, dining, kitchen & balcony • Ceiling height: 2.75m • Well renovated and well maintained • Quiet facing, bright & breezy • Kitchen can be enclosed with sliding door • 2 resident car park lots Full Condo Facilities: Swimming pools, gym, tennis courts, BBQ pits, clubhouse, supermarket, childcare & more. Excellent Connectivity & Amenities: • 1.34km to Tampines West MRT (DTL) • 5–8 mins walk to shops & amenities • Near Temasek Polytechnic & reputable schools - 960m to Temasek Polytechnic - 1.05km to St. Hilda's Primary School - 1.14km to Poi Ching Primary School - 1.33km to Junyuan Primary School - 1.77km to Tampines Primary School Whatsapp Darren 8752XXXX for a viewing
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Total Transactions
200
Average Price
S1.2M
Total Value
S235.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 177 URA transactions
Fair Value
S$1.64M
S$1,464 psf
Asking Price
S$1.85M
S$1,652 psf
vs Market
+12.9%
vs Last Done
+7.2%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
177 comps
Nearest MRT
Tampines West
1382m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
177 comparable transactions
S$1,400
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,464
Recent Comparable Transactions
10 shown · 177 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▼S$1,403 -4.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$767,900 | ▲S$1,486 +1.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$783,000 | ▲S$1,485 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 1,033sqft | S$1,590,000 | ▲S$1,539 +5.1% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 16-20 | 1,216sqft | S$1,870,000 | ▲S$1,537 +5.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$820,000 | ▲S$1,587 +8.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 829sqft | S$1,290,000 | ▲S$1,556 +6.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,410sqft | S$2,185,000 | ▲S$1,550 +5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 1,163sqft | S$1,690,800 | ▼S$1,454 -0.7% vs FV | 99 yrs lease commencing from 2012 |
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
-4.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+5.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 16-20
+5.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+8.4% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+6.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.9% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
-0.7% 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.