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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$629,851
S$440 psf
Asking Price
S$770,000
S$538 psf
vs Market
+22.3%
vs Last Done
0.0%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines East
502m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$539
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$440
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 260 TAMPINES ST 21 Floor 07 TO 09 | 1,432sqft | S$770,000 | ▲S$538 +22.3% vs FV | 99yr from 1984 |
May 2026 | Blk 260 TAMPINES ST 21 Floor 07 TO 09 | 1,432sqft | S$770,000 | ▲S$538 +22.3% vs FV | 99yr from 1984 |
Apr 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$765,000 | ▲S$534 +21.4% vs FV | 99yr from 1984 |
Jan 2026 | Blk 260 TAMPINES ST 21 Floor 04 TO 06 | 1,432sqft | S$780,000 | ▲S$545 +23.9% vs FV | 99yr from 1984 |
Blk 260 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+22.3% vs FV
Blk 260 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+22.3% vs FV
Blk 260 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+21.4% vs FV
Blk 260 TAMPINES ST 21
Jan 2026 · Floor 04 TO 06
+23.9% vs FV
HELIOS AI Analysis
In analyzing the valuation of the 5-room HDB property located in Tampines, we observe an estimated value of $629,851, translating to a price per square foot of $440. The remaining lease of 56 years is a critical factor in assessing the property’s investment potential, particularly in a market where leasehold considerations significantly influence buyer sentiment and pricing dynamics.
The current valuation indicates a market signal that is 22.3% above the baseline, suggesting strong demand for HDB properties in the Tampines area. However, it is important to note that the model confidence for this assessment is rated as low, which indicates potential variability in the valuation due to limited transactional data. This valuation is derived from just three recent resale transactions in the vicinity, highlighting the need for caution when interpreting these figures. As the market continues to evolve, the interplay between remaining lease duration, buyer preferences, and overall market conditions will remain pivotal in shaping future valuations for HDB properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.