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
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 62 years, stands at an estimated value of $687,965, translating to a price per square foot (PSF) of $528. This valuation is positioned notably above the market average, reflecting a 10.3% premium over the baseline. Such a discrepancy suggests that this property may be appealing to buyers who prioritize location and potential for future appreciation, despite the lower model confidence stemming from the reliance on a single recent resale transaction in the vicinity.
It is critical to consider the implications of the remaining lease on the property’s long-term value. With 62 years left, the leasehold nature of HDB properties can often deter potential buyers compared to freehold options, particularly as the lease term shortens. However, the demand dynamics in Tampines may offset these concerns, as it remains a favored residential area due to its accessibility and amenities. This valuation reflects a nuanced understanding of both the local real estate landscape and the psychological factors that influence buyer behavior in the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.