448 Tampines Street 42 520448, Tampines East, East Region, Singapore
$618,888
Discover your new home in this spacious 3-bedroom, 2-bathroom HDB located at 448, Tampines Street 42, Singapore. This property is available now and boasts an impressive 1119 sqft of living space. Enjoy modern comforts with features like built-in wardrobes, a water heater, and tiled floors throughout. Conveniently located just 1.5 km from Tampines MRT Station (approx. 1.5 km) and 1.7 km from Tampines East MRT Station, commuting is a breeze. Families will appreciate the proximity to Ngee Ann Secondary School (approx. 1.2 km) and Dunman Secondary School (approx. 1.3 km), ensuring quality education for your children. Shopping and daily necessities are easily accessible with FairPrice Tampines (approx. 1.1 km) and Sheng Siong Supermarket (approx. 1.5 km) nearby, along with popular shopping destinations like Tampines 1 (approx. 1.4 km) and Tampines Mall (approx. 1.5 km). This property is perfect for those seeking a vibrant community with all essential amenities within reach. Don’t miss the opportunity to make this beautiful HDB your new home 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: L3010304A
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Automated Valuation based on 142 HDB resale transactions (data.gov.sg)
Fair Value
S$556,368
S$497 psf
Asking Price
S$618,888
S$553 psf
vs Market
+11.2%
vs Last Done
-14.8%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
142 comps
Nearest MRT
Tampines East
387m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
142 comparable transactions
S$582
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$497
Recent Comparable Transactions
10 shown · 142 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▲S$649 +30.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▲S$649 +30.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 157 TAMPINES ST 12 Floor 07 TO 09 | 1,001sqft | S$685,000 | ▲S$684 +37.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 159 TAMPINES ST 12 Floor 07 TO 09 | 980sqft | S$655,000 | ▲S$669 +34.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 241 TAMPINES ST 21 Floor 01 TO 03 | 1,130sqft | S$682,000 | ▲S$603 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 271 TAMPINES ST 21 Floor 07 TO 09 | 1,249sqft | S$640,000 | ▲S$513 +3.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 205 TAMPINES ST 21 Floor 01 TO 03 | 1,432sqft | S$698,000 | ▼S$488 -1.8% vs FV | 99yr from 1983 |
Mar 2026 | Blk 249 TAMPINES ST 21 Floor 04 TO 06 | 1,109sqft | S$612,000 | ▲S$552 +11.1% vs FV | 99yr from 1984 |
Mar 2026 | Blk 259 TAMPINES ST 21 Floor 04 TO 06 | 1,130sqft | S$600,000 | ▲S$531 +6.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 285 TAMPINES ST 22 Floor 07 TO 09 | 1,109sqft | S$608,000 | ▲S$548 +10.3% vs FV | 99yr from 1984 |
Mar 2026 | Blk 272 TAMPINES ST 22 Floor 04 TO 06 | 1,206sqft | S$653,000 | ▲S$542 +9.1% vs FV | 99yr from 1984 |
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+30.6% vs FV
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+30.6% vs FV
Blk 157 TAMPINES ST 12
Mar 2026 · Floor 07 TO 09
+37.6% vs FV
Blk 159 TAMPINES ST 12
Mar 2026 · Floor 07 TO 09
+34.6% vs FV
Blk 241 TAMPINES ST 21
Mar 2026 · Floor 01 TO 03
+21.3% vs FV
Blk 271 TAMPINES ST 21
Mar 2026 · Floor 07 TO 09
+3.2% vs FV
Blk 205 TAMPINES ST 21
Mar 2026 · Floor 01 TO 03
-1.8% vs FV
Blk 249 TAMPINES ST 21
Mar 2026 · Floor 04 TO 06
+11.1% vs FV
Blk 259 TAMPINES ST 21
Mar 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 285 TAMPINES ST 22
Mar 2026 · Floor 07 TO 09
+10.3% vs FV
Blk 272 TAMPINES ST 22
Mar 2026 · Floor 04 TO 06
+9.1% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Tampines, with an estimated value of $556,368 ($497 PSF), indicates a robust position in the current market landscape. With a remaining lease of 57 years, this property not only benefits from its strategic location in a well-established town but also captures the attention of prospective buyers seeking long-term residential options. The valuation reflects an 11.2% premium over the baseline, underscoring its desirability amidst a competitive market driven by limited supply and increasing demand.
Our analysis, grounded in a comprehensive review of 142 recent HDB resale transactions in the vicinity, reveals a high model confidence in this valuation. The area's strong community amenities, excellent connectivity, and evolving urban infrastructure contribute to its appeal, enhancing the intrinsic value of the property. The above-market valuation signals a potential upward trajectory for similar units within the Tampines region, making it a compelling consideration for both investors and homebuyers alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.