Old Tampines Road, Loyang East, East Region, Singapore
$11,800,000
Timeless Legacy in an Exclusive Tranquil Landed Enclave Surrounded by Lush Greenery! A long-term land banking opportunity with lifestyle upside! Crafted for multi-generational living, this residence offers scale, privacy and architectural presence rarely found in the East. Bungalow Features: - 2 storey + Basement - Configuration: 6 Bedrooms + 2 Family Rooms - Bathrooms: 5 Baths + 2 Powder Rooms + WC - Est. Vacant Possession: 31 Dec 2028 Bungalow Key USPs: - Freehold - Private swimming pool + spa pool - Home lift serving all levels - Generous basement with family room - Dry & wet kitchen layout - Master & Junior Master suites - Timber flooring to bedrooms - Polished homogenous tiles (900x900) - Household shelter, utility & store - Car porch for 2 cars The expansive living hall opens seamlessly to the patio and pool, creating a resort-inspired indoor-outdoor experience. Strategic East Location! Minutes to: - Jewel Changi Airport - Pasir Ris Park & Beach - Changi Business Park - Tampines Regional Centre Upcoming MRT connectivity (Loyang & Pasir Ris East MRT) enhances long-term accessibility and future capital resilience. Within proximity to reputable schools including White Sands Primary. Why This Bungalow Stands Out: • Rare brand new freehold bungalow in the East • Large-format 6-bedroom layout suitable for multi-gen families • Elevated site with greenery views • Future growth story: Changi Region, Terminal 5, Round Island Route • Boutique landed collection — not a mass-market cluster Disclaimer: All land and built-up areas are approximate and subject to final survey. Information, specifications, floor plans and materials are based on available sources and may be subject to change without prior notice. Visual representations are artist’s impressions and do not constitute part of any offer or contract. Purchasers are advised to rely on the terms stated in the Sale & Purchase Agreement.
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 309 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$4.20M
S$637 psf
Asking Price
S$11.80M
S$2,030 psf
vs Market
+180.9%
vs Last Done
+247.6%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
309 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
309 comparable transactions
S$606
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$637
Recent Comparable Transactions
10 shown · 309 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 892A TAMPINES AVE 8 Floor 04 TO 06 | 1,550sqft | S$905,000 | ▼S$584 -8.3% vs FV | 99yr from 1997 |
May 2026 | Blk 892A TAMPINES AVE 8 Floor 04 TO 06 | 1,550sqft | S$905,000 | ▼S$584 -8.3% vs FV | 99yr from 1997 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -1.6% vs FV | 99yr from 1988 |
Apr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▼S$624 -2.0% vs FV | 99yr from 1987 |
Apr 2026 | Blk 940 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,065,000 | ▲S$678 +6.4% vs FV | 99yr from 1989 |
Apr 2026 | Blk 942 TAMPINES AVE 5 Floor 07 TO 09 | 1,572sqft | S$1,065,000 | ▲S$678 +6.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 892A TAMPINES AVE 8 Floor 13 TO 15 | 1,475sqft | S$965,000 | ▲S$654 +2.7% vs FV | 99yr from 1997 |
Apr 2026 | Blk 893A TAMPINES AVE 8 Floor 04 TO 06 | 1,507sqft | S$960,000 | ▼S$637 0.0% vs FV | 99yr from 1997 |
Apr 2026 | Blk 151 TAMPINES ST 12 Floor 04 TO 06 | 1,615sqft | S$1,050,000 | ▲S$650 +2.0% vs FV | 99yr from 1984 |
Apr 2026 | Blk 230J TAMPINES ST 21 Floor 01 TO 03 | 1,625sqft | S$910,000 | ▼S$560 -12.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 230F TAMPINES ST 24 Floor 01 TO 03 | 1,615sqft | S$968,000 | ▼S$600 -5.8% vs FV | 99yr from 1993 |
Blk 892A TAMPINES AVE 8
May 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 892A TAMPINES AVE 8
May 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-1.6% vs FV
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 940 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
+6.4% vs FV
Blk 942 TAMPINES AVE 5
Apr 2026 · Floor 07 TO 09
+6.4% vs FV
Blk 892A TAMPINES AVE 8
Apr 2026 · Floor 13 TO 15
+2.7% vs FV
Blk 893A TAMPINES AVE 8
Apr 2026 · Floor 04 TO 06
0.0% vs FV
Blk 151 TAMPINES ST 12
Apr 2026 · Floor 04 TO 06
+2.0% vs FV
Blk 230J TAMPINES ST 21
Apr 2026 · Floor 01 TO 03
-12.1% vs FV
Blk 230F TAMPINES ST 24
Apr 2026 · Floor 01 TO 03
-5.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Tampines, with a remaining lease of 86 years, reveals a compelling market position, estimated at $4,200,831, translating to a price per square foot (PSF) of $637. This valuation not only reflects the intrinsic value of the property but also indicates a significant premium over the baseline market rate, with a striking 180.9% difference. Such a considerable markup underscores the high demand and desirability of the Tampines area, which is bolstered by its strategic location and well-developed amenities.
With model confidence rated as high, the valuation is supported by an extensive analysis of 309 recent HDB resale transactions in the vicinity. This robust dataset provides a comprehensive view of market dynamics, reinforcing the property’s premium positioning. The strong remaining lease of 86 years further enhances its appeal, mitigating concerns typically associated with lease decay and ensuring sustained interest from potential buyers. As urban development continues to progress in this vibrant district, the HDB Executive in Tampines stands poised as a lucrative investment opportunity, reflecting both current market trends and future growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.