260 Tampines Street 21 520260, Tampines East, East Region, Singapore
$770,000
CEA Registration: L3010858B / R044030F Preview in virtual tour: https://my.matterport.com/show/?m=PneQaLW3dUY Step into space and comfort at 260 Tampines Street 21, a beautiful breezy unit designed for family living. This middle-floor home offers 3 generous bedrooms that comfortably fit double beds, 2 bathrooms, and a breezy balcony with city views. The north-facing main door and corner orientation bring in natural light and added privacy—perfect for peaceful everyday living. Extension needed 3 months (negotiable), EIP not eligible. Enjoy unbeatable convenience just minutes to Tampines East MRT Station, Tampines 1, Our Tampines Hub and Tampines N2 Shopping Mall. Daily essentials are easy with nearby One Supermarket, bus services (291), eateries, and reputable schools like Chongzheng Primary School and Gongshang Primary School within 1km. A spacious gem not to be missed. Exclusive Propseller Listing! Size: - 1,432 sqft. - 3 bedrooms + 2 bathrooms - Balcony Attributes: - EIP Quota: None not eligible - Extension needed: 3 months negotiable - Middle floor unit - Renovated condition - Main door facing North - Views from unit: City Convenience: - 3 min walk to the nearest bus stop (bus services: 291) - 4-7 min walk to One Supermarket - 6 min walk to Tampines East MRT station (DT33) - Within proximity to Tampines One Shopping Mall, Tampines Mall and Century Square - Within proximity to the famous Our Tampines Hub - Primary schools within 1km: Chongzheng Primary School, Gongshang Primary School, Tampines North Primary School, Tampines Primary School - Primary schools between 1-2km: Angsana Primary School, Changkat Primary School, East Spring Primary School, Junyuan Primary School Disclaimer: Some photos may be virtually decluttered or staged to showcase the maximum potential of the property.
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: L3010858B
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$756,589
S$528 psf
Asking Price
S$770,000
S$538 psf
vs Market
+1.8%
vs Last Done
-1.3%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
502m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$647
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$528
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$780,000 | ▲S$545 +3.2% vs FV | 99yr from 1984 |
Jan 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$780,000 | ▲S$545 +3.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +41.5% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +20.6% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +44.9% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +28.0% vs FV | 99yr from 2020 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +13.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,152sqft | S$942,888 | ▲S$819 +55.1% vs FV | 99yr from 2011 |
Feb 2026 | Blk 112 SIMEI ST 1 Floor 10 TO 12 | 1,313sqft | S$788,000 | ▲S$600 +13.6% vs FV | 99yr from 1988 |
Feb 2026 | Blk 253 SIMEI ST 1 Floor 04 TO 06 | 1,281sqft | S$800,000 | ▲S$625 +18.4% vs FV | 99yr from 1996 |
Feb 2026 | Blk 113 SIMEI ST 1 Floor 04 TO 06 | 1,313sqft | S$695,000 | ▲S$529 +0.2% vs FV | 99yr from 1988 |
Blk 260 TAMPINES ST 21
Jan 2026 · Floor 04 TO 06
+3.2% vs FV
Blk 260 TAMPINES ST 21
Jan 2026 · Floor 04 TO 06
+3.2% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+41.5% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+20.6% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+44.9% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+28.0% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+13.1% vs FV
Blk 167A SIMEI LANE
Feb 2026 · Floor 04 TO 06
+55.1% vs FV
Blk 112 SIMEI ST 1
Feb 2026 · Floor 10 TO 12
+13.6% vs FV
Blk 253 SIMEI ST 1
Feb 2026 · Floor 04 TO 06
+18.4% vs FV
Blk 113 SIMEI ST 1
Feb 2026 · Floor 04 TO 06
+0.2% vs FV
HELIOS AI Analysis
<p>In the dynamic landscape of Singapore's real estate market, the valuation of a 5-room HDB in Tampines, with a remaining lease of 56 years, is indicative of the current trends in property appreciation and demand within this vibrant district. The estimated value of $756,589, translating to $528 per square foot, demonstrates a stable appreciation trajectory, aligning closely with the baseline market price, which reflects only a 1.8% variance. This slight deviation underscores the resilience of the HDB market in Tampines, supported by robust demand and a growing population that continues to seek quality housing within accessible regions.</p> <p>The high model confidence, derived from an analysis of 500 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. The competitive pricing landscape in Tampines, coupled with the area's infrastructural development and amenities, presents a promising outlook for potential buyers and investors. As the remaining lease stands at 56 years, it is essential to consider the implications of lease decay, but the current valuation suggests that the property retains significant intrinsic value. Overall, this assessment highlights the strength of the HDB market in Tampines, making it a compelling prospect for both end-users and investors alike.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.