9 Tampines Avenue 8 529598, Tampines West, East Region, Singapore
$1,150,000
1. BEST STACK: QUIETER FACING AWAY FROM MAIN ARTERIAL Stack is situated away from main entry way/avenues, school and petrol kiosk. It is also away from common facilities, minimal activity and noise level is expected. 2. GOOD PRIVACY WITH POCKET & GREENERY VIEW Good block to block distance bestowing good privacy. No balconies is orientated directly at the unit. Wake up to a refreshing view of lush greenery right outside your window/balcony. 3. UNIT WITH OPEN BALCONY- UNBLOCKED, BRIGHT & BREEZY 50% of units at project has part of their balconies built of concrete- less air flow and natural lighting into the unit. Our unit is bathed in abundance of natural lighting and air flow due to its unblocked configuration. 4. MOVE IN CONDITION Renovation done in 2019:save money & time. Motorized Zip blind installed in 2024. 5. GOOD-SIZED 2 BEDROOM (LARGER IN PROJECT) 807sqft 2 bedroom is very liveable. Both common and master bedroom can fit in a King sized bed with a night stand beside. 6. EFFICIENT AND GOOD LAYOUT All square footage of unit are usable space. Fully enclosed kitchen with natural ventilation nicely tucked away. Both bathrooms equipped with window for natural ventilation. 7. RARE, EXECUTIVE CONDO IN MATURE ESTATE EC with strong upside as it is strategically located in a mature estate, which is very rare. Family friendly with full condo facilities. 8. FULLY SHELTERED TO BUS STOP / GOOD CONNECTIVITY Bus stop right outside sidegate. 3 bus stops to Tampines West MRT. 2 mins drive to hop on to Bartley Road Flyover. 5 mins to PIE. 9. SUPER CONVENIENT/ CLOSE TO AMENITIES 2 mins walk to U Stars supermarket, coffeeshop, clinic and dentist. 10 mins drive to Tampines Central for Malls and more options. Ample childcare options (Skool4Kids, E-bridge, Metis Little Campus, The Little Skool-House International etc). 10. IN VICINITY OF POPULAR PRI SCHOOLS Within 1km: St Hilda’s Pri Within 1-2km: Poi Ching, Junyuan, Tampines, Angsana, Damai, Yu Neng & Red Swastika Sch
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Total Transactions
196
Average Price
S1.2M
Total Value
S239.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 157 URA transactions
Fair Value
S$1.02M
S$1,260 psf
Asking Price
S$1.15M
S$1,425 psf
vs Market
+13.1%
vs Last Done
+7.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
157 comps
Nearest MRT
Tampines West
1249m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
157 comparable transactions
S$1,261
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.679
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,260
Recent Comparable Transactions
10 shown · 157 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | TAMPINES AVENUE 8 Floor 01-05 | 958sqft | S$1,270,000 | ▲S$1,326 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | TAMPINES AVENUE 8 Floor 01-05 | 958sqft | S$1,270,000 | ▲S$1,326 +5.2% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 958sqft | S$1,380,000 | ▲S$1,441 +14.4% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,173sqft | S$1,700,000 | ▲S$1,449 +15.0% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,173sqft | S$1,650,000 | ▲S$1,406 +11.6% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | TAMPINES AVENUE 8 Floor 11-15 | 1,152sqft | S$1,645,000 | ▲S$1,428 +13.3% vs FV | 99 yrs lease commencing from 2011 |
May 2025 | TAMPINES AVENUE 8 Floor 06-10 | 1,130sqft | S$1,578,000 | ▲S$1,396 +10.8% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 01-05 | 1,130sqft | S$1,600,000 | ▲S$1,416 +12.4% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 01-05 | 1,206sqft | S$1,590,000 | ▲S$1,319 +4.7% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 06-10 | 958sqft | S$1,365,000 | ▲S$1,425 +13.1% vs FV | 99 yrs lease commencing from 2011 |
Apr 2025 | TAMPINES AVENUE 8 Floor 06-10 | 1,561sqft | S$2,160,000 | ▲S$1,384 +9.8% vs FV | 99 yrs lease commencing from 2011 |
TAMPINES AVENUE 8
Jul 2025 · Floor 01-05
+5.2% vs FV
TAMPINES AVENUE 8
Jul 2025 · Floor 01-05
+5.2% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+14.4% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+15.0% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+11.6% vs FV
TAMPINES AVENUE 8
Jun 2025 · Floor 11-15
+13.3% vs FV
TAMPINES AVENUE 8
May 2025 · Floor 06-10
+10.8% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 01-05
+12.4% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 01-05
+4.7% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 06-10
+13.1% vs FV
TAMPINES AVENUE 8
Apr 2025 · Floor 06-10
+9.8% 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.