816 Tampines Avenue 4 520816, Tampines West, East Region, Singapore
$648,000
* Lease started in 1985, * 3 Beds 2 Baths * High Floor, above #14 floor, * Main door faces North * Living room faces North * Breezy and Bright * No Extension and Submission (7 - 10 days). * Mature estate with good accessibility to Town and CBD area using the MRT network, * Near Tampines West MRT (Blue Line) * Walk to Tampines MRT, Tampines Bus Interchange * Walk to integrated Tampines Hub * Near Tampines sport hub, recreation centres, swimming pools & etc * Near to Tampines Library * Proximity to Tampines Mall, Century Square, Tampines One shopping malls * Near Primary schools, Secondary schools & Institutions * Near St. Hilda's Primary and Secondary * Near Childcare centers & student care centers
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: L3007139C
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$586,461
S$556 psf
Asking Price
S$648,000
S$614 psf
vs Market
+10.5%
vs Last Done
-33.0%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines West
247m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$556
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +64.9% vs FV | 99yr from 2011 |
Mar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +64.9% vs FV | 99yr from 2011 |
Mar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▲S$649 +16.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 868B TAMPINES AVE 8 Floor 04 TO 06 | 990sqft | S$735,000 | ▲S$742 +33.5% vs FV | 99yr from 2015 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,001sqft | S$710,000 | ▲S$709 +27.5% vs FV | 99yr from 2021 |
Mar 2026 | Blk 879B TAMPINES AVE 8 Floor 13 TO 15 | 1,001sqft | S$770,000 | ▲S$769 +38.3% vs FV | 99yr from 2017 |
Mar 2026 | Blk 879 TAMPINES AVE 8 Floor 07 TO 09 | 1,119sqft | S$628,000 | ▲S$561 +0.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 522B TAMPINES CTRL 7 Floor 13 TO 15 | 1,001sqft | S$808,000 | ▲S$807 +45.1% vs FV | 99yr from 2015 |
Mar 2026 | Blk 519B TAMPINES CTRL 8 Floor 07 TO 09 | 904sqft | S$851,500 | ▲S$942 +69.4% vs FV | 99yr from 2014 |
Mar 2026 | Blk 519A TAMPINES CTRL 8 Floor 04 TO 06 | 904sqft | S$865,000 | ▲S$957 +72.1% vs FV | 99yr from 2014 |
Mar 2026 | Blk 610C TAMPINES NTH DR 1 Floor 04 TO 06 | 1,001sqft | S$735,000 | ▲S$734 +32.0% vs FV | 99yr from 2020 |
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+64.9% vs FV
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+64.9% vs FV
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+16.7% vs FV
Blk 868B TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+33.5% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+27.5% vs FV
Blk 879B TAMPINES AVE 8
Mar 2026 · Floor 13 TO 15
+38.3% vs FV
Blk 879 TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
+0.9% vs FV
Blk 522B TAMPINES CTRL 7
Mar 2026 · Floor 13 TO 15
+45.1% vs FV
Blk 519B TAMPINES CTRL 8
Mar 2026 · Floor 07 TO 09
+69.4% vs FV
Blk 519A TAMPINES CTRL 8
Mar 2026 · Floor 04 TO 06
+72.1% vs FV
Blk 610C TAMPINES NTH DR 1
Mar 2026 · Floor 04 TO 06
+32.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Tampines, with a remaining lease of 57 years, stands at an estimated value of $586,461, equating to $556 PSF. This valuation is notably above the market baseline, reflecting a 10.5% premium that indicates strong demand and market confidence in this particular segment of the HDB market. The elevated price point suggests that buyers are willing to invest more for properties in this region, likely due to the area’s accessibility, amenities, and overall desirability.
Our analysis, underpinned by a robust confidence level, draws from an extensive dataset comprising 500 recent HDB resale transactions in the vicinity. This model confidence is bolstered by the consistent performance of HDB properties in Tampines, which benefit from ongoing urban development and infrastructural enhancements. As the remaining lease diminishes, the valuation highlights the critical interplay between lease tenure and market dynamics, wherein properties with longer leases tend to command higher premiums. Investors and homeowners alike must consider these factors when assessing the viability and potential appreciation of similar properties in the future.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.