486a Tampines Avenue 9 520486, Tampines East, East Region, Singapore
$788,000
486A Tampines Ave 9, Singapore 4 Bedrooms | 2 Bathrooms | 1356 sqft (126 sqm) | 5I HDB Asking Price: $788,000 (Negotiable) Remaining Lease: 66 years Property Highlights: -Spacious 1356 sqft (126 sqm) functional 5I layout -Bright and airy living & dining areas -4 bedrooms -2 bathrooms -1 storage room -Ideal for growing families seeking generous living space Accessibility: -Short distance to Tampines MRT Station (East-West Line) -Near Tampines East MRT Station (Downtown Line) -Well-connected via PIE & TPE -Accessible bus services within the estate Nearby Amenities: -Tampines Mart -Tampines Mall -Century Square -Tampines 1 -Supermarkets, eateries and daily conveniences within walking distance Nearby Schools: -Temasek Junior College -Dunman Secondary School -East Spring Secondary School -East Spring Primary School -Ngee Ann Seconday School -Gongshang Primary School Bluenest is Singapore’s leading tech-enabled real estate agency. Utilizing our advanced backend technologies, we can assist our sellers in securing the optimal price, all while charging commission starting from 1%, notably lower than the prevailing market rate of 2%. Through the integration of technology, we have successfully optimized operations, enabling our agents to excel in addressing the needs of our sellers with greater efficiency and effectiveness than conventional agents in Singapore Reach out to Bluenest today if you are looking for the most effective and efficient way to sell, rent or buy your property. Unlock the Blueprints to Your Dream Home. Choose Bluenest. Your Trusted Real Estate Advisor.
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…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$844,937
S$623 psf
Asking Price
S$788,000
S$581 psf
vs Market
-6.7%
vs Last Done
+0.3%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
518m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$623
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -7.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -7.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 255 SIMEI ST 1 Floor 10 TO 12 | 1,270sqft | S$888,000 | ▲S$699 +12.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▼S$619 -0.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +19.9% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +2.2% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +22.8% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +8.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 612B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$968,000 | ▲S$796 +27.8% vs FV | 99yr from 2020 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▼S$597 -4.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 425 TAMPINES ST 41 Floor 04 TO 06 | 1,313sqft | S$675,000 | ▼S$514 -17.5% vs FV | 99yr from 1985 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-7.1% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-7.1% vs FV
Blk 255 SIMEI ST 1
Mar 2026 · Floor 10 TO 12
+12.2% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
-0.6% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+19.9% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+2.2% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+22.8% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+8.5% vs FV
Blk 612B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+27.8% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
-4.2% vs FV
Blk 425 TAMPINES ST 41
Mar 2026 · Floor 04 TO 06
-17.5% vs FV
HELIOS AI Analysis
The valuation for the HDB 5-room unit in Tampines, with a remaining lease of 66 years, stands at an estimated value of $844,937, translating to a price per square foot (PSF) of $623. This valuation reflects a robust market signal, categorizing it as a Good Deal with a notable 6.7% difference from the baseline. Such a divergence from the median price indicates a potential opportunity for discerning buyers, particularly in an area like Tampines that is well-regarded for its comprehensive amenities and connectivity.
Our model confidence is rated High, underpinned by an extensive dataset comprising 500 recent HDB resale transactions in the vicinity. This provides a solid foundation for our analysis, ensuring that our valuation is not only reflective of current market conditions but also aligned with the broader economic and demographic trends influencing the HDB market. The remaining lease of 66 years is particularly significant, as it positions the property favorably in a market where lease decay is a critical consideration for long-term investment. The dynamics of the Tampines area, coupled with the property's competitive pricing, suggest a strong potential for appreciation, making it an attractive option for both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.