856f Tampines Street 82 526856, Tampines West, East Region, Singapore
$1,299,999
Rare High-Floor Executive Apartment with Dual Key Layout Property Highlights - Executive Apartment (EA) with 3 Bedrooms + Study - Rare Dual Key Concept – ideal for multi-generational living or rental potential - High Floor with unblocked greenery views of Tampines Central Park - North-South Orientation for excellent natural ventilation and minimal afternoon sun - Regular & Efficient Layout – no wasted space - Next-to-Corner Unit offering enhanced privacy - Spacious Living & Dining Areas – perfect for hosting family and friends - Large Kitchen with ample space for meal preparation - Well-Maintained & Move-In Ready Prime Tampines Location - Sheltered walkway to Our Tampines Hub (OTH) - Approx. 550m to Tampines Downtown Line MRT - About 10 minutes’ walk to Tampines MRT Interchange (EWL/DTL) - Close to major shopping malls: - Tampines Mall - Century Square - Tampines 1 - Easy access to major expressways (TPE & PIE) Schools Within 1KM - St. Hilda’s Primary School – approximately 7 minutes’ walk - Poi Ching School - Tampines Primary School Amenities & Lifestyle Abundance of eateries, coffee shops, and supermarkets Nearby enrichment and tuition centres Access to preschools and student care centres Sports hub, community centre, and library within walking distance Close proximity to Tampines Central Park for outdoor recreation Why This Home? - Rarely available EA with Dual Key layout - Ideal for multi-generational families or investment - High floor with privacy and greenery views - Excellent connectivity and comprehensive amenities - Strong demand in the popular Tampines estate - Serious seller – flexible timeline (Extension Negotiable) For viewing appointment, please contact Regine Cher @ 9-7-2-7 / 3-2-9-2 CEA: R005674C / 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
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: L3010739Z
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$1.08M
S$676 psf
Asking Price
S$1.30M
S$811 psf
vs Market
+20.0%
vs Last Done
+15.9%
Tenure
68 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Tampines
774m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$682
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.971
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$676
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2025 | Blk 856F TAMPINES ST 82 Floor 07 TO 09 | 1,582sqft | S$1,108,000 | ▲S$700 +3.6% vs FV | 99yr from 1995 |
Jan 2025 | Blk 856F TAMPINES ST 82 Floor 07 TO 09 | 1,582sqft | S$1,108,000 | ▲S$700 +3.6% vs FV | 99yr from 1995 |
Oct 2024 | Blk 856F TAMPINES ST 82 Floor 04 TO 06 | 1,539sqft | S$1,100,000 | ▲S$715 +5.8% vs FV | 99yr from 1995 |
Apr 2024 | Blk 856F TAMPINES ST 82 Floor 13 TO 15 | 1,615sqft | S$1,018,000 | ▼S$630 -6.8% vs FV | 99yr from 1995 |
Blk 856F TAMPINES ST 82
Jan 2025 · Floor 07 TO 09
+3.6% vs FV
Blk 856F TAMPINES ST 82
Jan 2025 · Floor 07 TO 09
+3.6% vs FV
Blk 856F TAMPINES ST 82
Oct 2024 · Floor 04 TO 06
+5.8% vs FV
Blk 856F TAMPINES ST 82
Apr 2024 · Floor 13 TO 15
-6.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Tampines, with a remaining lease of 68 years, stands at an estimated value of $1,082,918, translating to $676 per square foot (PSF). This pricing indicates a significant market signal, as it reflects an approximate 20% premium above the baseline valuation derived from recent comparable transactions in the area. Such an elevated valuation suggests strong demand for larger HDB units in this locality, which is known for its comprehensive amenities and proximity to essential services.
However, it is essential to note that the model confidence for this valuation is classified as low, primarily due to the limited data set—only three recent HDB resale transactions were considered in the analysis. This lack of comprehensive transaction activity may imply volatility in the market, which could affect future resale prospects. As we navigate the evolving landscape of Singapore's property market, potential buyers should weigh this valuation against the implications of the remaining lease, as a 68-year tenure can influence long-term investment viability. The dynamics of supply and demand, coupled with the unique characteristics of the Tampines region, will ultimately determine the sustainability of this premium pricing.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.