860 Tampines Avenue 5 520860, Tampines West, East Region, Singapore
$1,180,000
C.H.E.A.P. & Rare E.M. in Tampines – Walk to MRT & Top Primary Schools Affordable HDB 5 Room Executive Maisonette for Sale Spacious 2-storey Executive Maisonette in the heart of Tampines, just a short walk to Tampines MRT Station and multiple malls. This well-maintained, move-in ready home offers 3 bedrooms (convertible to 4) with bright, airy interiors and no west sun. Conveniently located near Our Tampines Hub and within 1km to reputable schools like Poi Ching School and St. Hilda's Primary School. 🔥Highlights: ✅ Rare Executive Maisonette with spacious 2-storey layout ✅ Short walk to Tampines MRT ✅ Surrounded by 4 major shopping malls ✅ Within 1km to reputable primary schools: St Hilda’s & Poi Ching About the unit: - 3 bedrooms, 3 bathrooms (can be reinstated to 4 bedrooms) - Tastefully renovated and well-maintained - Move-in condition - Bright and spacious with no west sun Location: ~ 450m to Our Tampines Hub ~ 605m to Tampines MRT ~ 360m to Poi Ching Primary School ~ 680m to St Hilda's Primary School Full virtual 360 tour available upon request 👉 Call now to arrange a viewing before it’s gone! 👉 Anthony Tan | 9791 XXXX
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…
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$878,337
S$559 psf
Asking Price
S$1.18M
S$751 psf
vs Market
+34.3%
vs Last Done
+20.4%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Tampines
887m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▲S$624 +11.6% vs FV | 99yr from 1987 |
Apr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▲S$624 +11.6% vs FV | 99yr from 1987 |
Nov 2025 | Blk 860 TAMPINES AVE 5 Floor 01 TO 03 | 1,572sqft | S$915,000 | ▲S$582 +4.1% vs FV | 99yr from 1987 |
Jun 2025 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,068,888 | ▲S$680 +21.6% vs FV | 99yr from 1987 |
Feb 2025 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,060,000 | ▲S$674 +20.6% vs FV | 99yr from 1987 |
Nov 2024 | Blk 860 TAMPINES AVE 5 Floor 01 TO 03 | 1,572sqft | S$938,000 | ▲S$597 +6.8% vs FV | 99yr from 1987 |
Nov 2024 | Blk 860 TAMPINES AVE 5 Floor 07 TO 09 | 1,572sqft | S$1,068,000 | ▲S$680 +21.6% vs FV | 99yr from 1987 |
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
+11.6% vs FV
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
+11.6% vs FV
Blk 860 TAMPINES AVE 5
Nov 2025 · Floor 01 TO 03
+4.1% vs FV
Blk 860 TAMPINES AVE 5
Jun 2025 · Floor 04 TO 06
+21.6% vs FV
Blk 860 TAMPINES AVE 5
Feb 2025 · Floor 04 TO 06
+20.6% vs FV
Blk 860 TAMPINES AVE 5
Nov 2024 · Floor 01 TO 03
+6.8% vs FV
Blk 860 TAMPINES AVE 5
Nov 2024 · Floor 07 TO 09
+21.6% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $878,337.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.