7 Tampines Street 86 528586, Tampines West, East Region, Singapore
$2,490,000
For Sales Q Bay Residences 4 Bedrooms 3 Bathrooms. Within 1km to St. Hilda's Primary School. 4 good sized bedrooms, three bathrooms, ideal for families seeking space, comfort, and functionality. - High floor - Unlocked, Windy - Spacious Living Room, Dining area, Kitchen, Cosy Balcony - Spacious 1410 sqft perfect for own stay or investment - Condition: Newly renovated - Facing: pool view Walking distance to Bedok Reservoir Park Full Condo Facilities: Super Mart, Johan Taekwondo sch, Pools, Gym, Function Rooms, BBQ pits, Tennis Courts, Multi-Purpose Court, Club House, Basement Carpark. Approx 1.34km to Tampines West MRT Station (Downtown Line) Within 5-8 mins walk to many shops and amenities 960m to Temasek Polytechnic Within 1km to St. Hilda's Primary School 1.14km to Poi Ching Primary School 1.33km to Junyuan Primary School 1.77km to Tampines Primary School For viewing appointment, please contact: Evon Ng @9-7-2-7 / 9-1-7-2 CEA: R010138B / Ohmyhome: L3010739Z Buy, sell, rent and renovate with Ohmyhome! Over 18,000 happy families have engaged Ohmyhome and gave 5-star reviews. Find out first hand why our agents are top in the market and let us be your all-in-one property solution for all your property needs. Contact us at Ohmyhome or via Whatsapp @ 9-7-5-5 / 9-2-8-3 for the most comprehensive housing transaction journey! Ohmyhome, always by your side, always on your side!
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Total Transactions
200
Average Price
S1.2M
Total Value
S235.7M
Calculating fair value from URA transaction data…


License: L3010739Z
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Automated Valuation based on 177 URA transactions
Fair Value
S$2.06M
S$1,464 psf
Asking Price
S$2.49M
S$1,766 psf
vs Market
+20.6%
vs Last Done
+14.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
177 comps
Nearest MRT
Tampines West
1382m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
177 comparable transactions
S$1,400
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,464
Recent Comparable Transactions
10 shown · 177 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▼S$1,403 -4.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$767,900 | ▲S$1,486 +1.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$783,000 | ▲S$1,485 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 1,033sqft | S$1,590,000 | ▲S$1,539 +5.1% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 16-20 | 1,216sqft | S$1,870,000 | ▲S$1,537 +5.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$820,000 | ▲S$1,587 +8.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 829sqft | S$1,290,000 | ▲S$1,556 +6.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,410sqft | S$2,185,000 | ▲S$1,550 +5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 1,163sqft | S$1,690,800 | ▼S$1,454 -0.7% vs FV | 99 yrs lease commencing from 2012 |
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
-4.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+5.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 16-20
+5.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+8.4% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+6.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.9% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
-0.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.