11 Tampines Avenue 8 529599, Tampines West, East Region, Singapore
$1,610,000
Arc at Tampines! 4 Bedroom 3 Bathroom + Utility ️ Mid Floor Unit with Good Views 1km to St. Hilda’s Primary School Efficient Layout with Wide Angle Living Room ️ Good Unit Mix Point-Block Design (4 units per floor) Bright and Well Lit Unit Well Maintained Project Facilities ️️️ Strong Accessibility to Necessities (Eateries and Market) ️ Accessibility and Amenities: Tampines MRT Station (EW 2 / DT 32) Tampines West MRT Station (DT 31) Walking distance to Sheng Siong Supermarket and Coffeeshops Walking distance to Bedok Reservoir ️ Near to Prime Supermarket, Giant Express and Wet Market Near to Bus Stop Near to Petrol Station 2 turns onto Bartley Flyover Super Easy Access to Dropoff Tampines Mall ️ Century Square ️ Tampines One ️ Primary Schools (1km to 2km): St. Hilda's Pri School (Within 1km) Angsana Pri School (1 – 2km) Damai Pri School (1 – 2km) Junyuan Pri School (1 – 2km) Poi Ching School (1 – 2km) Red Swastika School (1 – 2km) Tampines Pri School (1 – 2km) Yu Neng Pri School (1 – 2km) Secondary Schools: Springfield Secondary School Junyuan Secondary School St. Hilda’s Secondary School Other Schools: Near to United World College Near to Temasek Polytechnic View to appreciate! Contact Lin Khong @9365XXXX for viewing today!
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Total Transactions
196
Average Price
S1.2M
Total Value
S239.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 148 URA transactions
Fair Value
S$1.48M
S$1,260 psf
Asking Price
S$1.61M
S$1,373 psf
vs Market
+9.0%
vs Last Done
+3.5%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
148 comps
Nearest MRT
Tampines West
1249m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
148 comparable transactions
S$1,267
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
0%
Adjusted Fair Value PSF
S$1,260
Recent Comparable Transactions
10 shown · 148 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 Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.