263 Tampines Street 21 520263, Tampines East, East Region, Singapore
$650,000
=============== HDB 4'A', Must Sell! =============== • Lease commence: 1984 • 3Bed 2 Bath (approx.103 sqm) • Mid Floor, above #5 • Simple, we'll keep, Very Good Natural Light. • Main door &Living faces NorthEast • Some amenities nearby: - FairPrice supermarket - The Seafood Market Place by Song Fish - within walking distance - Tampines Mall, Tampines 1, Century Square - major malls in the vicinity. - Blocks 201 - 201G Tampines Street 21 neighbourhood centre with fresh market / wet market facilities. - Nearest MRT : Tampines MRT (DT32/ EW2) ~ 470 m away - School : - Yumin Primary School - very close by - Chongzheng Primary School - Tampines Primary School - PCF Sparkletots @ Tampines East Block 262 (childcare / preschool) - F K Lim Family Clinic - Tampines Eco Green - large park with greenery, trails, nature area • This flat can only sell to Chinese or Indian / other Ethnic Group buyers. ===== We help owners sell their HDB @$1999, Condo @$4999 & Landed @$9,999 fixed commission
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 118 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$535,293
S$483 psf
Asking Price
S$650,000
S$587 psf
vs Market
+21.4%
vs Last Done
+3.7%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
118 comps
Nearest MRT
Tampines East
484m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
118 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$483
Recent Comparable Transactions
10 shown · 118 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 108 TAMPINES ST 11 Floor 10 TO 12 | 1,109sqft | S$628,000 | ▲S$566 +17.2% vs FV | 99yr from 1984 |
May 2026 | Blk 108 TAMPINES ST 11 Floor 10 TO 12 | 1,109sqft | S$628,000 | ▲S$566 +17.2% vs FV | 99yr from 1984 |
May 2026 | Blk 141 TAMPINES ST 12 Floor 10 TO 12 | 1,141sqft | S$638,888 | ▲S$560 +15.9% vs FV | 99yr from 1984 |
May 2026 | Blk 141 TAMPINES ST 12 Floor 10 TO 12 | 1,109sqft | S$625,000 | ▲S$564 +16.8% vs FV | 99yr from 1984 |
May 2026 | Blk 240 TAMPINES ST 21 Floor 07 TO 09 | 1,119sqft | S$690,000 | ▲S$616 +27.5% vs FV | 99yr from 1984 |
May 2026 | Blk 261 TAMPINES ST 21 Floor 04 TO 06 | 1,109sqft | S$573,888 | ▲S$518 +7.2% vs FV | 99yr from 1984 |
May 2026 | Blk 231 TAMPINES ST 21 Floor 01 TO 03 | 1,001sqft | S$553,888 | ▲S$553 +14.5% vs FV | 99yr from 1985 |
May 2026 | Blk 275 TAMPINES ST 22 Floor 01 TO 03 | 1,130sqft | S$590,000 | ▲S$522 +8.1% vs FV | 99yr from 1985 |
May 2026 | Blk 211 TAMPINES ST 23 Floor 07 TO 09 | 1,001sqft | S$615,000 | ▲S$614 +27.1% vs FV | 99yr from 1985 |
May 2026 | Blk 213 TAMPINES ST 23 Floor 07 TO 09 | 1,130sqft | S$635,000 | ▲S$562 +16.4% vs FV | 99yr from 1985 |
May 2026 | Blk 418 TAMPINES ST 41 Floor 04 TO 06 | 1,130sqft | S$588,000 | ▲S$520 +7.7% vs FV | 99yr from 1985 |
Blk 108 TAMPINES ST 11
May 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 108 TAMPINES ST 11
May 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 141 TAMPINES ST 12
May 2026 · Floor 10 TO 12
+15.9% vs FV
Blk 141 TAMPINES ST 12
May 2026 · Floor 10 TO 12
+16.8% vs FV
Blk 240 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+27.5% vs FV
Blk 261 TAMPINES ST 21
May 2026 · Floor 04 TO 06
+7.2% vs FV
Blk 231 TAMPINES ST 21
May 2026 · Floor 01 TO 03
+14.5% vs FV
Blk 275 TAMPINES ST 22
May 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 211 TAMPINES ST 23
May 2026 · Floor 07 TO 09
+27.1% vs FV
Blk 213 TAMPINES ST 23
May 2026 · Floor 07 TO 09
+16.4% vs FV
Blk 418 TAMPINES ST 41
May 2026 · Floor 04 TO 06
+7.7% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Tampines, set at an estimated value of $535,293, reflects a compelling market signal, indicating a premium above the baseline by 21.4%. This significant markup suggests a robust demand for HDBs in this region, particularly given the unit's remaining lease of 56 years, which positions it favorably within the context of Singapore's evolving real estate landscape.
Analyzing the data from 118 recent HDB resale transactions in the vicinity, the high model confidence reinforces the reliability of this valuation. The elevated price per square foot (PSF) at $483 underscores the desirability of the Tampines area, which is characterized by its strategic location, comprehensive amenities, and excellent connectivity. This dynamic environment not only enhances the livability of the property but also contributes to its investment potential, making it an attractive opportunity for buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.