Overview | The Alps Residences condo • Bright, breezy, well-maintained home with a practical, easy-to-live-in layout. • Efficient layout with sensible zoning, keeping bedrooms private and living open. • Open living-dining space that feels welcoming from the moment you step in. • Balcony for morning coffee, evening wind-down, or a simple green corner. • Two well-sized bedrooms and a functional bathroom, ideal for own stay or rental demand. • Simple, modern, and move-in ready with minimal fuss for buyers who want it to work on Day 1. • Tenant-friendly configuration that appeals to couples, small families, and expatriates. Nearby MRT Train Stations • Tampines West MRT (DTL) • Tampines MRT (EWL/DTL) • Tampines East MRT (DTL) Nearby Shopping Malls • Our Tampines Hub, Century Square, Tampines Mall, Tampines 1 • IKEA Tampines, Giant, Courts Megastore Nearby Amenities • Strong bus connectivity along Tampines Ave 10, with quick access to Tampines Central. • Everyday conveniences within the wider neighbourhood (supermarkets, coffeeshops, daily services). • Good connectivity via major roads and expressways for city, airport, and business hubs. • Close to key tenant catchments like Changi Business Park and Tampines Regional Centre. Nearby Schools • Poi Ching School, St. Hilda’s Primary School, Junyuan Primary School • St. Hilda’s Secondary School, Temasek Polytechnic, UWCSEA East Campus Nearby Parks/Gardens/Reservoirs • Park connectors and green pockets across Tampines, plus Bedok Reservoir Park. Nearby Eateries (F&Bs, Hawkers etc.) • Our Tampines Hub Hawker Centre, Tampines Round Market & Food Centre • Tampines Central dining options, plus neighbourhood coffeeshops. Viewings by appointment. Come feel the airflow, see the natural light, and decide with clarity. For a private viewing, contact Justin @ 9111.5815 Justin Koh | Associate Director | PropNex Realty Singapore
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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 180 URA transactions
Fair Value
S$959,570
S$1,393 psf
Asking Price
S$999,999
S$1,451 psf
vs Market
+4.2%
vs Last Done
-1.0%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Tampines West
1451m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,447
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$1,393
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +5.2% 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 +16.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 700sqft | S$1,180,000 | ▲S$1,687 +21.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES STREET 86 Floor 01-05 | 1,066sqft | S$1,530,000 | ▲S$1,436 +3.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 1,066sqft | S$1,660,000 | ▲S$1,558 +11.8% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 506sqft | S$818,000 | ▲S$1,617 +16.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 936sqft | S$1,450,000 | ▲S$1,548 +11.1% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 06-10 | 700sqft | S$1,061,888 | ▲S$1,518 +9.0% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,020,000 | ▲S$1,458 +4.7% vs FV | 99 yrs lease commencing from 2015 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,040,000 | ▲S$1,486 +6.7% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+5.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+16.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+21.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 01-05
+3.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.8% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+16.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+11.1% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 06-10
+9.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+4.7% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
+6.7% 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.