494j Tampines Street 45 529494, Tampines East, East Region, Singapore
$850,000
494J Tampines Street 45 District 18 5 Rooms HDB for sale 3 Bedrooms 2 Bathrooms 112 sqm / 1206 sqft Main Door : South East Lease Starts 1 November 2018 Balance lease 91 years Corner unit - Full of Privacy Key features ✓ Bright and airy ✓ Garden view ✓ Functional layout ✓ Spacious layout Nearby amenities ▪️Nearby MRTs • 2 MRTs within 1 km ▪️Nearby Bus stops • Dunman Secondary School (236 m) - 4 mins walk • Opposite Blk 489C (240 m) - 4 mins walk • Blk 484 (251 m) - 4 mins walk • 6 more walking distance bus stops within 500 m ▪️Nearby Grocery Stores • B & V Supermart (164 m) - 3 mins walk • In Sin Trading (384 m) - 6 mins walk • FairPrice Tampines St 44 (426 m) - 6 mins walk • 3 more walking distance grocery stores within 500 m ▪️Nearby Schools • Carpe Diem First Years Pte Ltd (308 m) - 5 mins walk • Happy Family Edu-Hub Pte Ltd (316 m) - 5 mins walk • Al-Nasry Preschool Tampines (343 m) - 5 mins walk Primary/ Secondary Schools • GongShang Primary • Tampines North Primary • Duncan Secondary • East Spring Secondary • Ngee Ann Secondary • and many more! ▪️Nearby Parks • Neighbourhood Park (117 m) - 2 mins walk • Dog Park @ Pasir Ris (312 m) - 5 mins walk • Park Aquaria (463 m) - 7 mins walk • 6 more parks within 1 km Pls WhatsApp at https://wa.me/659477XXXX to arrange for 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
91 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 unit in Tampines, with a remaining lease of 91 years, stands at an estimated value of $869,327, translating to a price per square foot (PSF) of $721. This valuation reflects a market signal indicating a 2.2% difference from the baseline, suggesting a relatively stable pricing environment amidst the ongoing fluctuations in the HDB market. The presence of a robust remaining lease period further enhances the appeal of this property, positioning it favorably for both prospective buyers and investors looking for long-term value retention.
However, it is important to note that the model confidence for this valuation is classified as low, which may indicate potential volatility in the market dynamics. The estimate is derived from an analysis of five recent HDB resale transactions in the vicinity, which underscores the necessity for a cautious approach when interpreting these figures. The proximity to essential amenities and transport links in Tampines, combined with the attractive lease duration, remains pivotal in determining the desirability and subsequent market performance of this HDB unit.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.