31 Tampines Street 86 528572, Tampines West, East Region, Singapore
$3,800 /month
The Unit: - Functional 2 bedroom 2 bathroom layout - Beautiful view of the lap pool - Well-ventilated unit - No direct west sun - Furnishing includes fridge, washing machine, dining table/chairs, queen bed frame and single bed - Available from 3 Jan 2024 onwards The Development: - Full condo facilities with tennis court - Shuttle bus service to Tampines Hub and Tampines MRT - Sheng Siong supermarket and various minimarts in close proximity - 4 bus stops to Tampines West MRT (bus 129) - Within 1km of St Hilda's Primary School & Poi Ching - Within 2km of Angsana Primary, Damai Primary, Junyuan Primary, Tampines Primary and Yu Neng Primary
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Total Transactions
193
Average Price
S1.1M
Total Value
S213.9M
Calculating fair value from URA transaction data…


License: L3008899K
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Estimated sale value based on 181 URA transactions · 1 outliers removed (IQR)
Fair Value
S$761,203
S$1,056 psf
Asking Price
S$3,800
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
High
181 comps
Nearest MRT
Tampines West
1374m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
181 comparable transactions
S$1,359
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.777
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,056
Recent Comparable Transactions
10 shown · 181 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | TAMPINES STREET 86 Floor 01-05 | 732sqft | S$1,045,000 | ▲S$1,428 +35.2% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 732sqft | S$1,045,000 | ▲S$1,428 +35.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | TAMPINES STREET 86 Floor 11-15 | 915sqft | S$1,368,000 | ▲S$1,495 +41.6% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 01-05 | 915sqft | S$1,300,000 | ▲S$1,421 +34.6% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$770,000 | ▲S$1,460 +38.3% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 06-10 | 775sqft | S$1,150,000 | ▲S$1,484 +40.5% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 06-10 | 1,109sqft | S$1,655,000 | ▲S$1,493 +41.4% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 1,421sqft | S$2,270,000 | ▲S$1,598 +51.3% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 11-15 | 1,130sqft | S$1,650,000 | ▲S$1,460 +38.3% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAMPINES STREET 86 Floor 01-05 | 527sqft | S$710,000 | ▲S$1,346 +27.5% vs FV | 99 yrs lease commencing from 2013 |
Mar 2025 | TAMPINES STREET 86 Floor 11-15 | 1,152sqft | S$1,620,000 | ▲S$1,407 +33.2% vs FV | 99 yrs lease commencing from 2013 |
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+35.2% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+35.2% vs FV
TAMPINES STREET 86
May 2025 · Floor 11-15
+41.6% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 01-05
+34.6% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+38.3% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 06-10
+40.5% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 06-10
+41.4% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+51.3% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 11-15
+38.3% vs FV
TAMPINES STREET 86
Apr 2025 · Floor 01-05
+27.5% vs FV
TAMPINES STREET 86
Mar 2025 · Floor 11-15
+33.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.