11 Reasons why you should buy this: 1. Extremely Rare, single floor plate 5+study 2. High floor, exclusive with full privacy 3. Best fengshui 4. Tastefully renovated, well-kept condition 5. Within 1Km to St Hilda’s Primary and Poi Ching School 6. Less than 400m to United World College 7. Walking distance to at least 3 supermarkets 8. Close by to Bedok Reservoir, for nature and park lovers 9. Upcoming Tampines West transformation with new Pinery Mall that has 60 over retail and F&B 10. For driving, quick and easy access to major highways: PIE, KPE, TPE 11. Daily shuttle bus to Tampines MRT/Tampines Mall Kindly contact Jolene Zhong @9773XXXX for an exclusive viewing
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Total Transactions
192
Average Price
S1.1M
Total Value
S204.1M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 865 URA transactions
Fair Value
S$3.14M
S$1,262 psf
Asking Price
S$3.90M
S$1,569 psf
vs Market
+24.4%
vs Last Done
+0.6%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
865 comps
Nearest MRT
Tampines West
1451m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
865 comparable transactions
S$1,492
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,262
Recent Comparable Transactions
10 shown · 865 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +23.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +23.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +32.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +40.8% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +16.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 1,066sqft | S$1,730,000 | ▲S$1,623 +28.6% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,591,503 | ▲S$1,719 +36.2% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,065,000 | ▲S$1,767 +40.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,570,000 | ▲S$1,696 +34.4% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 474sqft | S$795,000 | ▲S$1,679 +33.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 926sqft | S$1,608,000 | ▲S$1,737 +37.6% vs FV | 99 yrs lease commencing from 2017 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+23.5% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+23.5% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+32.5% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+40.8% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+16.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+28.6% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+36.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+40.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+34.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+33.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+37.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 865 URA transactions (0 outliers removed), adjusted for: Tenure decay (17.1% discount); AI-detected value boosters: renovated (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.