Want to get a 3 bedroom for the price of a 2 bedroom? Look no further! Rare available with only 2 units of this type in the entire development 2 bedroom 1 bathroom plus study with enclosed kitchen Owner own stay Tastefully renovated and well maintained since Day 1 Move in condition Top floor with high ceiling of 4.5 meters Loft already built which can act as a 3rd bedroom Super bright and airy Efficient use of space Walking distance to amenities like Sheng Siong supermarket Primary School within 1 km (based on OneMap): ST. HILDA'S PRIMARY SCHOOL POI CHING SCHOOL Primary School between 1-2 km (based on OneMap): ANGSANA PRIMARY SCHOOL JUNYUAN PRIMARY SCHOOL TAMPINES PRIMARY SCHOOL Do not miss this super valued unit!! Contact me to arrange for a viewing!!
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Total Transactions
237
Average Price
S1.2M
Total Value
S282.2M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 230 URA transactions · 6 outliers removed (IQR)
Fair Value
S$1.22M
S$1,506 psf
Asking Price
S$1.25M
S$1,549 psf
vs Market
+2.8%
vs Last Done
-0.6%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
230 comps
Nearest MRT
Tampines West
1406m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
230 comparable transactions
S$1,676
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,506
Recent Comparable Transactions
10 shown · 230 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +3.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +3.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +11.0% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +18.0% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,591,503 | ▲S$1,719 +14.1% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,065,000 | ▲S$1,767 +17.3% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 926sqft | S$1,570,000 | ▲S$1,696 +12.6% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 474sqft | S$795,000 | ▲S$1,679 +11.5% vs FV | 99 yrs lease commencing from 2017 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 926sqft | S$1,608,000 | ▲S$1,737 +15.3% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,130sqft | S$1,900,000 | ▲S$1,681 +11.6% vs FV | 99 yrs lease commencing from 2017 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 603sqft | S$1,070,000 | ▲S$1,775 +17.9% vs FV | 99 yrs lease commencing from 2017 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+3.5% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+3.5% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+11.0% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+18.0% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+14.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+17.3% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+12.6% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+11.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+15.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+11.6% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+17.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.