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!
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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: L3008899K
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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 the HDB 5 Room property in Tampines, with an estimated value of $869,327 ($721 PSF), reflects a nuanced understanding of the current market dynamics. With a remaining lease of 90 years, this property is positioned within a competitive segment of the HDB market, where remaining lease tenure plays a pivotal role in determining value. The slight 2.2% variance from the baseline market price indicates a stable yet cautious sentiment among buyers, suggesting that while demand remains resilient, there is a growing awareness of the long-term implications of leasehold properties.
Model confidence for this valuation is assessed as low, based on a limited dataset of only five recent HDB resale transactions in the vicinity. This indicates that while the property aligns with current market trends, the fluctuations in resale prices within this micro-market warrant a careful approach. Investors and potential homeowners should consider not only the immediate valuation but also the broader implications of lease tenure and market stability in the evolving landscape of Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.