494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$850,000
Discover comfortable family living in this beautifully maintained 5-room unit. Spanning approximately 1,206 sqft, this bright and airy home features a functional layout, quality renovations, and excellent connectivity, perfect for families and upgraders. Key Features ☆ 3 spacious bedrooms, including master with ensuite + 1 common bathroom ☆ Well-renovated and move-in condition ☆ Efficient, functional layout with minimal wasted space ☆ Bright and well-ventilated with ample natural light ☆ Main door facing south-east ☆ Low-floor unit, easy accessibility for all ages ☆ Possibility of creating an additional room ☆ Peaceful environment with greenery and tranquil surroundings ☆ Ideal for families, multi-generational living, or those upgrading Location Highlights ☆ Walking distance to Tampines East MRT for easy commuting ☆ Close to amenities including FairPrice Tampines for daily essentials, and N4 Neighbourhood Centre for dining and retail options ☆ Near reputable schools such as Dunman Secondary School and Temasek Junior College ☆ Excellent access to major expressways for seamless travel Why This Home? This unit offers the perfect balance of space, location, and convenience, making it an excellent choice for families looking to settle in one of Singapore’s most sought-after towns. Don’t miss this opportunity Contact Margarer at 9388XXXX today to arrange a viewing!
Loading map...
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: L3008899K
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$869,327
S$721 psf
Asking Price
S$850,000
S$705 psf
vs Market
-2.2%
vs Last Done
+5.9%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Tampines East
851m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$673
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$721
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -7.6% vs FV | 99yr from 2018 |
Feb 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,216sqft | S$810,000 | ▼S$666 -7.6% vs FV | 99yr from 2018 |
Jan 2026 | Blk 494J TAMPINES ST 45 Floor 04 TO 06 | 1,206sqft | S$825,000 | ▼S$684 -5.1% vs FV | 99yr from 2018 |
Nov 2025 | Blk 494J TAMPINES ST 45 Floor 10 TO 12 | 1,216sqft | S$835,888 | ▼S$687 -4.7% vs FV | 99yr from 2018 |
Aug 2025 | Blk 494J TAMPINES ST 45 Floor 01 TO 03 | 1,216sqft | S$785,000 | ▼S$645 -10.5% vs FV | 99yr from 2018 |
Aug 2025 | Blk 494J TAMPINES ST 45 Floor 07 TO 09 | 1,216sqft | S$830,000 | ▼S$682 -5.4% vs FV | 99yr from 2018 |
Blk 494J TAMPINES ST 45
Feb 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 494J TAMPINES ST 45
Feb 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 494J TAMPINES ST 45
Jan 2026 · Floor 04 TO 06
-5.1% vs FV
Blk 494J TAMPINES ST 45
Nov 2025 · Floor 10 TO 12
-4.7% vs FV
Blk 494J TAMPINES ST 45
Aug 2025 · Floor 01 TO 03
-10.5% vs FV
Blk 494J TAMPINES ST 45
Aug 2025 · Floor 07 TO 09
-5.4% vs FV
HELIOS AI Analysis
The valuation of this 5-room HDB unit in Tampines, with a remaining lease of 90 years, stands at an estimated value of $869,327, translating to a price per square foot (PSF) of $721. This valuation reflects a market price that is 2.2% above the baseline, indicating a moderate upward trend in the local HDB market. The presence of a long remaining lease enhances the property's appeal, as buyers often seek longevity in ownership, which is a critical factor influencing resale value.
However, it is important to note that the model confidence for this valuation is categorized as low, based on an analysis of only five recent HDB resale transactions in the vicinity. Such limited data points may not fully capture the complexities of market dynamics in the area, which can be influenced by various external factors including economic conditions, changes in buyer sentiment, and shifts in governmental policies affecting HDB resale transactions. As such, while the current valuation suggests a favorable position in the market, potential investors should exercise caution and consider broader market trends and developments before making any commitments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.