448 Tampines Street 42 520448, Tampines East, East Region, Singapore
$640,000
New Exclusive High Floor Well maintained Corner unit North South Facing Extension Required Discover your dream home! This spacious 3-bedroom, 2-bathroom HDB unit at 448, Tampines Street 42, Singapore is available now. Spanning 1130 sqft, this property features modern conveniences including fans, basic lights, and tiled floors, ensuring comfort and style. Located just 1.2 km from Tampines MRT Station and 1.5 km from Tampines East MRT Station, commuting is a breeze. Families will appreciate the proximity to reputable schools such as Ngee Ann Secondary School (0.9 km) and Dunman Secondary School (1.5 km). For your shopping needs, FairPrice Tampines is only 1.1 km away, along with the vibrant Tampines Mall (1.3 km) and Tampines 1 (1.4 km) for all your retail therapy. This unit is ideal for families seeking both comfort and convenience in a bustling neighborhood. Don't miss this opportunity to own a well-located home in Tampines. Schedule a viewing today and make this beautiful property yours! Pm Ice Leong https://wa.me/659853XXXX for your exclusive viewing now
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…


License: L3008022J
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Automated Valuation based on 139 HDB resale transactions (data.gov.sg)
Fair Value
S$562,411
S$498 psf
Asking Price
S$640,000
S$566 psf
vs Market
+13.8%
vs Last Done
+7.2%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
139 comps
Nearest MRT
Tampines East
387m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
139 comparable transactions
S$582
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$498
Recent Comparable Transactions
10 shown · 139 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 253 TAMPINES ST 21 Floor 04 TO 06 | 1,098sqft | S$580,000 | ▲S$528 +6.0% vs FV | 99yr from 1984 |
Apr 2026 | Blk 253 TAMPINES ST 21 Floor 04 TO 06 | 1,098sqft | S$580,000 | ▲S$528 +6.0% vs FV | 99yr from 1984 |
Apr 2026 | Blk 214 TAMPINES ST 23 Floor 04 TO 06 | 1,001sqft | S$575,000 | ▲S$574 +15.3% vs FV | 99yr from 1985 |
Apr 2026 | Blk 226 TAMPINES ST 23 Floor 07 TO 09 | 1,163sqft | S$648,000 | ▲S$557 +11.8% vs FV | 99yr from 1985 |
Apr 2026 | Blk 416 TAMPINES ST 41 Floor 01 TO 03 | 904sqft | S$535,000 | ▲S$592 +18.9% vs FV | 99yr from 1987 |
Apr 2026 | Blk 406 TAMPINES ST 41 Floor 07 TO 09 | 958sqft | S$621,000 | ▲S$648 +30.1% vs FV | 99yr from 1986 |
Apr 2026 | Blk 467 TAMPINES ST 44 Floor 04 TO 06 | 1,163sqft | S$630,000 | ▲S$542 +8.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▲S$649 +30.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 105 TAMPINES ST 11 Floor 10 TO 12 | 1,119sqft | S$600,000 | ▲S$536 +7.6% vs FV | 99yr from 1982 |
Mar 2026 | Blk 157 TAMPINES ST 12 Floor 07 TO 09 | 1,001sqft | S$685,000 | ▲S$684 +37.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 159 TAMPINES ST 12 Floor 07 TO 09 | 980sqft | S$655,000 | ▲S$669 +34.3% vs FV | 99yr from 1984 |
Blk 253 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 253 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+6.0% vs FV
Blk 214 TAMPINES ST 23
Apr 2026 · Floor 04 TO 06
+15.3% vs FV
Blk 226 TAMPINES ST 23
Apr 2026 · Floor 07 TO 09
+11.8% vs FV
Blk 416 TAMPINES ST 41
Apr 2026 · Floor 01 TO 03
+18.9% vs FV
Blk 406 TAMPINES ST 41
Apr 2026 · Floor 07 TO 09
+30.1% vs FV
Blk 467 TAMPINES ST 44
Apr 2026 · Floor 04 TO 06
+8.8% vs FV
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+30.3% vs FV
Blk 105 TAMPINES ST 11
Mar 2026 · Floor 10 TO 12
+7.6% vs FV
Blk 157 TAMPINES ST 12
Mar 2026 · Floor 07 TO 09
+37.3% vs FV
Blk 159 TAMPINES ST 12
Mar 2026 · Floor 07 TO 09
+34.3% vs FV
HELIOS AI Analysis
In the vibrant neighborhood of Tampines, the valuation of a 4-room HDB property has been assessed at an estimated value of $562,411, translating to a price per square foot (PSF) of $498. This valuation is notably positioned above the market baseline by 13.8%, indicating a strong demand for HDB units in this region. With a remaining lease of 57 years, the property not only holds significant value but also reflects the ongoing appeal of Tampines as a desirable residential area.
The high model confidence rating, derived from an analysis of 139 recent HDB resale transactions within the vicinity, underscores the robustness of this valuation. The elevated pricing signals a competitive market dynamic, where buyers are increasingly willing to invest in properties that offer both strategic location and potential for future appreciation. As Singapore's residential landscape continues to evolve, properties like this 4-room HDB in Tampines are likely to remain attractive investments, especially for those seeking a blend of practicality and long-term value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.