232 Tampines Street 21 521232, Tampines East, East Region, Singapore
$850,000
This flat is a 5 Rooms HDB for sale in 232 Tampines Street 21, a stunning HDB Resale Flat in Singapore. Look no further than this stunning HDB 5I for Sale . Unblocked view and super windy throughout the day. Rare marble flooring. Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Blk 233 (104 m) - 2 mins walk • Blk 423 (105 m) - 2 mins walk • Opposite Blk 237 (209 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Sheng Siong Supermarket (304 m) - 5 mins walk • Sheng Siong - Tampines Central Supermarket (311 m) - 5 mins walk • Giant Super - Tampines 506 (311 m) - 5 mins walk • 6 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Gongshang Primary School (92 m) - 2 mins walk • MOE Kindergarten @ Gongshang (95 m) - 2 mins walk • Excelerate Learning Centre (277 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Festival Park (334 m) - 5 mins walk • Festival Park West Entrance (342 m) - 5 mins walk • Big Field Tampines Ave 9 (422 m) - 6 mins walk • 6 more parks within 1 km Please call Ronnie Ng from 99.co @ +659679XXXX to arrange for a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$644,747
S$487 psf
Asking Price
S$850,000
S$642 psf
vs Market
+31.8%
vs Last Done
+7.5%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines
505m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$587
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$487
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +22.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +22.6% vs FV | 99yr from 1985 |
Feb 2026 | Blk 232 TAMPINES ST 21 Floor 07 TO 09 | 1,346sqft | S$780,000 | ▲S$580 +19.1% vs FV | 99yr from 1985 |
Jul 2025 | Blk 232 TAMPINES ST 21 Floor 04 TO 06 | 1,324sqft | S$773,000 | ▲S$584 +19.9% vs FV | 99yr from 1985 |
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+22.6% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+22.6% vs FV
Blk 232 TAMPINES ST 21
Feb 2026 · Floor 07 TO 09
+19.1% vs FV
Blk 232 TAMPINES ST 21
Jul 2025 · Floor 04 TO 06
+19.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Tampines, with an estimated value of $644,747 (equating to $487 per square foot), reflects a significant market signal indicating an above-market price, with a notable 31.8% difference from the baseline. This premium pricing suggests that the property may be influenced by specific local demand factors or unique attributes of the unit that are compelling buyers, despite the remaining lease of 57 years, which is a crucial consideration in the HDB market.
However, it is essential to approach this valuation with caution, as the model confidence is rated as low. This indicates potential variability in the data, primarily based on only three recent HDB resale transactions in the vicinity. The dynamics in Tampines, a well-established residential area with strong amenities and transport links, may create fluctuations in demand, leading to discrepancies in valuation. Buyers and investors should remain vigilant about market trends and leasehold considerations, which could impact future resale opportunities and asset appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.