494c Tampines Street 43 522494, Tampines East, East Region, Singapore
$770,000
Lease Start Date: 01 Jul 1993 Remaining Lease: 66 years 5 months (As of Feb 2026) With a generous area of 1,345 sqft, this spacious residence is ideal for families seeking both comfort and convenience. - High-floor unit offering excellent natural brightness and optimal ventilation - Desirable corner unit ensuring enhanced privacy and minimal disturbance - Spacious master bedroom thoughtfully designed with a dedicated workspace and walk-in wardrobe - Ideal, well-proportioned layout with the potential to create an additional study or even a 4th bedroom — providing flexibility to accommodate your family’s evolving needs Short walk to amenities - Blk 475 Tampines wet market and hawker centre - 24 hours Fairprice Supermarket - various coffeeshops and neighbourhood retail outlets 2 bus stops to Tampines East MRT (blue line) Wide selection of Primary Schools nearby Within 1km 1) Gongshang Primary 2) Tampines North Primary 3) White Sands Primary Betw 1km to 2km 1) Angsana Primary 2) Casuarina Primary 3) Chongzheng Primary 4) East Spring Primary 5) Elias Park Primary 6) Pasir Ris Primary 7) Poi Ching Primary 8) Tampines Primary 9) Yumin Primary
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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 93 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$736,171
S$544 psf
Asking Price
S$770,000
S$569 psf
vs Market
+4.6%
vs Last Done
-1.7%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
93 comps
Nearest MRT
Tampines East
845m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
93 comparable transactions
S$574
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$544
Recent Comparable Transactions
10 shown · 93 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 +6.4% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +6.4% vs FV | 99yr from 1989 |
Mar 2026 | Blk 141 SIMEI ST 2 Floor 07 TO 09 | 1,378sqft | S$788,000 | ▲S$572 +5.1% vs FV | 99yr from 1989 |
Mar 2026 | Blk 491A TAMPINES AVE 9 Floor 07 TO 09 | 1,335sqft | S$785,000 | ▲S$588 +8.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 303 TAMPINES ST 32 Floor 07 TO 09 | 1,324sqft | S$790,000 | ▲S$597 +9.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 386 TAMPINES ST 32 Floor 10 TO 12 | 1,453sqft | S$855,000 | ▲S$588 +8.1% vs FV | 99yr from 1993 |
Mar 2026 | Blk 382 TAMPINES ST 32 Floor 10 TO 12 | 1,356sqft | S$808,000 | ▲S$596 +9.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 303 TAMPINES ST 32 Floor 10 TO 12 | 1,335sqft | S$812,000 | ▲S$608 +11.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 496B TAMPINES ST 43 Floor 07 TO 09 | 1,324sqft | S$768,888 | ▲S$581 +6.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 491F TAMPINES ST 45 Floor 04 TO 06 | 1,432sqft | S$790,000 | ▲S$552 +1.5% vs FV | 99yr from 1993 |
Mar 2026 | Blk 870 TAMPINES ST 83 Floor 01 TO 03 | 1,302sqft | S$710,000 | ▲S$545 +0.2% vs FV | 99yr from 1989 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+6.4% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+6.4% vs FV
Blk 141 SIMEI ST 2
Mar 2026 · Floor 07 TO 09
+5.1% vs FV
Blk 491A TAMPINES AVE 9
Mar 2026 · Floor 07 TO 09
+8.1% vs FV
Blk 303 TAMPINES ST 32
Mar 2026 · Floor 07 TO 09
+9.7% vs FV
Blk 386 TAMPINES ST 32
Mar 2026 · Floor 10 TO 12
+8.1% vs FV
Blk 382 TAMPINES ST 32
Mar 2026 · Floor 10 TO 12
+9.6% vs FV
Blk 303 TAMPINES ST 32
Mar 2026 · Floor 10 TO 12
+11.8% vs FV
Blk 496B TAMPINES ST 43
Mar 2026 · Floor 07 TO 09
+6.8% vs FV
Blk 491F TAMPINES ST 45
Mar 2026 · Floor 04 TO 06
+1.5% vs FV
Blk 870 TAMPINES ST 83
Mar 2026 · Floor 01 TO 03
+0.2% vs FV
HELIOS AI Analysis
The recent valuation of a 5-room HDB flat in Tampines, with a remaining lease of 65 years, reflects a robust market position with an estimated value of $736,171, translating to $544 PSF. This valuation indicates a noteworthy market price that is 4.6% higher than the baseline, suggesting a positive trend in buyer sentiment and demand within this vibrant residential district of Singapore. The HDB market in Tampines has demonstrated resilience, with numerous recent transactions underscoring the area's appeal to families and investors alike.
Our analysis is backed by a comprehensive review of 93 recent HDB resale transactions in the vicinity, which provides a high level of confidence in the model's accuracy. The strong demand for properties in this region, combined with its strategic location and amenities, positions this 5-room flat as a desirable asset. As the market continues to evolve, the remaining lease of 65 years offers potential buyers a balanced opportunity, allowing them to invest in a home that combines both longevity and value appreciation in a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.