488a Tampines Avenue 9 520488, Tampines East, East Region, Singapore
$758,888
New Listing Immediate Submission CHEAPEST 5I 121sqm DON’T MISS THIS! ACT FAST BEFORE IT’S GONE! 6 DETAILS: - Huge & Functional layout – very hard to find! Perfect for big families - Mid floor – best balance of height & convenience - Bright, breezy & well-kept - Squarish layout – NO wasted space - Massive living & dining – perfect for hosting - Move-in condition or renovate to your dream home SUPER PRIME LOCATION: - Minutes to Tampines MRT & Tampines West MRT Station - Near Tampines Mall, Century Square & Our Tampines Hub - Coffeeshop, supermarket, daily amenities ALL within reach -Easy access to PIE/TPE – super convenient! WHY BUY ? Rare large format – future-proof for family growth - Excellent location in mature Tampines estate - Strong demand area – good value retention - SERIOUS SELLER – PRICED TO SELL! -FIRST COME FIRST SERVE – DON’T WAIT! - Units like this are snapped up FAST! - Miss this = wait long long - Buy before someone else buy it! 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 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!
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 1 HDB resale transactions (data.gov.sg)
Fair Value
S$687,965
S$528 psf
Asking Price
S$758,888
S$583 psf
vs Market
+10.3%
vs Last Done
+2.6%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Tampines East
491m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$568
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$528
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 488A TAMPINES AVE 9 Floor 07 TO 09 | 1,302sqft | S$740,000 | ▲S$568 +7.6% vs FV | 99yr from 1989 |
Dec 2025 | Blk 488A TAMPINES AVE 9 Floor 07 TO 09 | 1,302sqft | S$740,000 | ▲S$568 +7.6% vs FV | 99yr from 1989 |
Blk 488A TAMPINES AVE 9
Dec 2025 · Floor 07 TO 09
+7.6% vs FV
Blk 488A TAMPINES AVE 9
Dec 2025 · Floor 07 TO 09
+7.6% vs FV
HELIOS AI Analysis
In the dynamic landscape of Singapore's HDB market, the valuation of a 5-room HDB unit in Tampines, with a remaining lease of 62 years, stands at an estimated value of $687,965 or $528 PSF. This valuation is notably positioned 10.3% above the market baseline, indicating a premium placed on this property relative to recent trends and comparable listings. Such a significant deviation from the market average suggests a heightened demand or unique attributes that may not be fully reflected in the broader market analysis.
However, it is essential to note that the model confidence for this valuation is categorized as low, primarily due to the reliance on only one recent HDB resale transaction in the vicinity. This limited data set raises questions regarding the robustness of the valuation, as the absence of multiple comparable sales diminishes the reliability of the market signal. Potential buyers and investors should consider the implications of the remaining lease duration, as properties with less than 60 years of lease may experience varying demand dynamics. As such, while the property demonstrates an attractive valuation, stakeholders are advised to conduct thorough due diligence and consider broader market conditions before proceeding with any transactions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.