488a Tampines Avenue 9 520488, Tampines East, East Region, Singapore
$750,000
*CHEAP* *CHEAP* *CHEAP* ***EXCLUSIVE VIEWING*** - Viewing Anytime, Keys On Hand - No West Sun - High Floor Unblocked View - Renovated Unit - High Floor - Wet Market 3 Mins Walk - Corner Unit - Few Mins Walk to Tampines West MRT Call/Whatsapp/SMS Ian Teo 9386XXXX *NOT* Ethnic quota restriction Air-Conditioning Intercom Balcony Park View Greenery View Cooker Hob/Hood Penthouse Corner Unit Renovated High Floor Water Heater Bathtub Maidsroom Bombshelter Original Condition City View Outdoor Patio Colonial Building Private Garden Garage Private Pool Ground Floor Roof Terrace Hairdryer Sea View Jacuzzi Swimming Pool View Lake View Terrace Low Floor Walk-in-wardrobe Move in Condition Greenery Barbeque Area Clubhouse Fitness corner Fun pool Jogging track Lap pool Multi-purpose hall Playground Putting Green Swimming pool Sauna Reflexology Path Tennis courts Wading pool School Schools Good school Good schools Expressway City View Windy Pool view Childcare High capital appreciation High capital gain Money Investment Property Investment PIE ECP AYE KPE BKE TPE KJE ang mo kio bedok bishan bukit batok bukit merah bukit timah bukit panjang central area choa chu kang clementi geylang hougang jurong kallang whampoa marine parade pasir ris punggol queenstown sembawang sengkang serangoon tampines tengah toa payoh woolands yishun compassvale rivervale
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: L3002382K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$784,358
S$602 psf
Asking Price
S$750,000
S$576 psf
vs Market
-4.4%
vs Last Done
-0.5%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Tampines East
491m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$602
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -3.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -3.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 255 SIMEI ST 1 Floor 10 TO 12 | 1,270sqft | S$888,000 | ▲S$699 +16.1% vs FV | 99yr from 1996 |
Mar 2026 | Blk 945 TAMPINES AVE 4 Floor 10 TO 12 | 1,378sqft | S$900,888 | ▲S$654 +8.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +2.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 861 TAMPINES AVE 5 Floor 04 TO 06 | 1,313sqft | S$820,000 | ▲S$624 +3.7% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +24.1% vs FV | 99yr from 2021 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 07 TO 09 | 1,216sqft | S$890,000 | ▲S$732 +21.6% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +5.8% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +27.1% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +12.3% vs FV | 99yr from 2020 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-3.8% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-3.8% vs FV
Blk 255 SIMEI ST 1
Mar 2026 · Floor 10 TO 12
+16.1% vs FV
Blk 945 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+8.6% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+2.8% vs FV
Blk 861 TAMPINES AVE 5
Mar 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+24.1% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
+21.6% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+5.8% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+27.1% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+12.3% vs FV
HELIOS AI Analysis
The HDB 5-room property located in Tampines, with a remaining lease of 62 years, has been valued at approximately $784,358, translating to a price per square foot of $602. This valuation reflects a robust assessment grounded in the analysis of 500 recent HDB resale transactions within the vicinity, showcasing a high model confidence level. The calculated market price indicates a 4.4% difference from the baseline, suggesting a resilient demand for HDB properties in this well-established residential district.
Tampines is recognized for its strategic location and comprehensive amenities, which significantly contribute to the desirability of HDB units in the area. The remaining lease period of 62 years offers potential buyers a substantial timeline for both living and investment opportunities, reinforcing the property’s market appeal. Given the current market dynamics and the relatively modest variance from baseline valuation, this property stands as a compelling investment for discerning buyers seeking both immediate occupancy and long-term value appreciation in Singapore’s competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.