285 Tampines Street 22 520285, Tampines East, East Region, Singapore
$500,008
Highlights - - Must Sell, Serious Seller - No need for extension, immediate submission - NS facing (no west sun), Main door is west-facing - Original condition - Spacious layout - squarish living, large kitchen, spacious rooms - Mid floor - Interim Corner - HIP completed and paid - All buyers are welcome Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Blk 285 (62 m) - 1 mins walk • Blk 206 (74 m) - 2 mins walk • Blk 283 (139 m) - 2 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • iEcon - Begonia Supermarket (290 m) - 4 mins walk • Lye Lye Mini-Supermarket (313 m) - 5 mins walk • One Supermarket (354 m) - 5 mins walk ⭑ Nearby Schools • Gen-Y Education Centre (172 m) - 3 mins walk • Chongzheng Primary School (179 m) - 3 mins walk • Angsana Primary School (197 m) - 3 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Simei Park (449 m) - 7 mins walk • Festival Park West Entrance (530 m) - 5 mins drive • Festival Park (539 m) - 5-minute drive • 7 more parks within 1 km Call / WhatsApp Stephen Koh from 99.co @ +65 8940XXXX to arrange for a viewing today!
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: L3008022J
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$385,663
S$485 psf
Asking Price
S$500,008
S$628 psf
vs Market
+29.6%
vs Last Done
+7.4%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Tampines East
719m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$594
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$485
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 285 TAMPINES ST 22 Floor 04 TO 06 | 797sqft | S$465,888 | ▲S$585 +20.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 285 TAMPINES ST 22 Floor 04 TO 06 | 797sqft | S$465,888 | ▲S$585 +20.6% vs FV | 99yr from 1984 |
Feb 2026 | Blk 285 TAMPINES ST 22 Floor 01 TO 03 | 797sqft | S$480,000 | ▲S$603 +24.3% vs FV | 99yr from 1984 |
Blk 285 TAMPINES ST 22
Mar 2026 · Floor 04 TO 06
+20.6% vs FV
Blk 285 TAMPINES ST 22
Mar 2026 · Floor 04 TO 06
+20.6% vs FV
Blk 285 TAMPINES ST 22
Feb 2026 · Floor 01 TO 03
+24.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Tampines, with a remaining lease of 56 years, is currently estimated at $385,663, translating to a price per square foot (PSF) of $485. This assessment indicates a valuation that is notably above the market baseline, reflecting a substantial 29.6% premium compared to prevailing market trends in the area. Such a significant deviation suggests that the property may be positioned in a desirable segment, possibly due to unique characteristics or amenities that cater to buyer preferences.
However, it is important to note that the model confidence for this valuation is classified as low, primarily due to the limited data set, which is based on only two recent HDB resale transactions in the vicinity. This scarcity of comparable sales may lead to fluctuations in market perception and actual transaction values. Buyers and investors should consider the implications of the remaining lease on long-term value, as properties with shorter leases may face increased depreciation rates as the lease approaches expiry. Understanding the local market dynamics and current demand is crucial for stakeholders navigating this premium pricing landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.