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…


License: L3008022J
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Automated Valuation based on 309 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$828,883
S$528 psf
Asking Price
S$1.18M
S$751 psf
vs Market
+42.4%
vs Last Done
+13.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
309 comps
Nearest MRT
Tampines
887m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
309 comparable transactions
S$603
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$528
Recent Comparable Transactions
10 shown · 309 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 147 SIMEI ST 2 Floor 01 TO 03 | 1,658sqft | S$1,100,000 | ▲S$664 +25.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 147 SIMEI ST 2 Floor 01 TO 03 | 1,658sqft | S$1,100,000 | ▲S$664 +25.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 336 TAMPINES ST 32 Floor 04 TO 06 | 1,572sqft | S$930,000 | ▲S$592 +12.1% vs FV | 99yr from 1996 |
Mar 2026 | Blk 740 TAMPINES ST 72 Floor 04 TO 06 | 1,507sqft | S$845,000 | ▲S$561 +6.3% vs FV | 99yr from 1997 |
Mar 2026 | Blk 739 TAMPINES ST 72 Floor 04 TO 06 | 1,507sqft | S$908,000 | ▲S$603 +14.2% vs FV | 99yr from 1997 |
Feb 2026 | Blk 944 TAMPINES AVE 5 Floor 04 TO 06 | 1,528sqft | S$1,108,888 | ▲S$725 +37.3% vs FV | 99yr from 1989 |
Feb 2026 | Blk 892A TAMPINES AVE 8 Floor 07 TO 09 | 1,475sqft | S$915,000 | ▲S$620 +17.4% vs FV | 99yr from 1997 |
Feb 2026 | Blk 893A TAMPINES AVE 8 Floor 04 TO 06 | 1,528sqft | S$880,000 | ▲S$576 +9.1% vs FV | 99yr from 1997 |
Feb 2026 | Blk 125 TAMPINES ST 11 Floor 04 TO 06 | 1,572sqft | S$860,000 | ▲S$547 +3.6% vs FV | 99yr from 1985 |
Feb 2026 | Blk 156 TAMPINES ST 12 Floor 10 TO 12 | 1,679sqft | S$1,060,000 | ▲S$631 +19.5% vs FV | 99yr from 1984 |
Feb 2026 | Blk 245 TAMPINES ST 21 Floor 04 TO 06 | 1,615sqft | S$970,000 | ▲S$601 +13.8% vs FV | 99yr from 1984 |
Blk 147 SIMEI ST 2
Mar 2026 · Floor 01 TO 03
+25.8% vs FV
Blk 147 SIMEI ST 2
Mar 2026 · Floor 01 TO 03
+25.8% vs FV
Blk 336 TAMPINES ST 32
Mar 2026 · Floor 04 TO 06
+12.1% vs FV
Blk 740 TAMPINES ST 72
Mar 2026 · Floor 04 TO 06
+6.3% vs FV
Blk 739 TAMPINES ST 72
Mar 2026 · Floor 04 TO 06
+14.2% vs FV
Blk 944 TAMPINES AVE 5
Feb 2026 · Floor 04 TO 06
+37.3% vs FV
Blk 892A TAMPINES AVE 8
Feb 2026 · Floor 07 TO 09
+17.4% vs FV
Blk 893A TAMPINES AVE 8
Feb 2026 · Floor 04 TO 06
+9.1% vs FV
Blk 125 TAMPINES ST 11
Feb 2026 · Floor 04 TO 06
+3.6% vs FV
Blk 156 TAMPINES ST 12
Feb 2026 · Floor 10 TO 12
+19.5% vs FV
Blk 245 TAMPINES ST 21
Feb 2026 · Floor 04 TO 06
+13.8% vs FV
HELIOS AI Analysis
In the vibrant and sought-after locale of Tampines, this HDB Executive unit stands out with a remaining lease of 60 years and an estimated value of $828,883, translating to $528 PSF. The valuation, grounded in a robust analysis of 309 recent HDB resale transactions in the vicinity, reflects a market signal that is notably above the baseline, showcasing a remarkable 42.4% differential. Such a premium valuation indicates strong demand in this dynamic district, often characterized by a blend of accessibility, community amenities, and a family-friendly environment.
The high model confidence associated with this valuation underscores the reliability of the data and the resilience of the Tampines property market. As Singapore continues to evolve, the long lease term of 60 years offers potential buyers a considerable investment horizon, aligning well with the aspirations of families and young professionals alike. This unique positioning, together with the premium pricing, signifies a robust market sentiment, making the property not just a home, but a strategic asset 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.