420 Tampines Street 41 520420, Tampines East, East Region, Singapore
$480,000
Must view! Rare 3A for sale! Mins to Tampines MRT Rare Larger 74sqm 3-Room. Squarish Layout. Corner North South facing Mid-floor unit tucked next to the corner for added privacy. Original condition — perfect for buyers who want to renovate and design their own space. - 74sqm/ 797sqft - 2 well-sized bedrooms - 2 Bathrooms - Next to corner - Bright & well-ventilated - Efficient, squarish layout — no odd spaces - Minimal built- in - North South facing no afternoon sun - Home Improvement Programme (HIP) done and cost billed - 3 months extension stay required Connectivity: - 7min walk to Tampines MRT - Easy access to TPE & PIE Amenities: - Minutes walk to Sheng Siong & Coffee shops - 7 mins walk to Tampines Central, Tampines One, Tampines Mall, Century Square - Easy access to TPE & PIE Primary School Within 1km: - Gongshang Primary School - Tampines North Primary School - Tampines Primary - Chongzheng Primary School - Angsana Primary School Ethnic quota: - Open to Chinese, Indian & Other races A rare opportunity to secure a larger-format 3-room with strong fundamentals — renovate once and make it truly yours. For more information/ viewing arrangements, kindly contact: Joyce Lee 9663 XXXX Huttons Asia Pte Ltd R052349Z / L3008899K
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: L3008899K
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Automated Valuation based on 353 HDB resale transactions (data.gov.sg) · 13 outliers removed (IQR)
Fair Value
S$412,141
S$517 psf
Asking Price
S$480,000
S$602 psf
vs Market
+16.5%
vs Last Done
0.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
353 comps
Nearest MRT
Tampines
555m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
353 comparable transactions
S$612
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$517
Recent Comparable Transactions
10 shown · 353 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 267 TAMPINES ST 21 Floor 04 TO 06 | 807sqft | S$486,000 | ▲S$602 +16.4% vs FV | 99yr from 1983 |
Apr 2026 | Blk 267 TAMPINES ST 21 Floor 04 TO 06 | 807sqft | S$486,000 | ▲S$602 +16.4% vs FV | 99yr from 1983 |
Apr 2026 | Blk 259 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$427,000 | ▲S$536 +3.7% vs FV | 99yr from 1985 |
Apr 2026 | Blk 295 TAMPINES ST 22 Floor 01 TO 03 | 786sqft | S$450,000 | ▲S$573 +10.8% vs FV | 99yr from 1984 |
Apr 2026 | Blk 274 TAMPINES ST 22 Floor 10 TO 12 | 786sqft | S$480,000 | ▲S$611 +18.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 217 TAMPINES ST 23 Floor 01 TO 03 | 764sqft | S$460,000 | ▲S$602 +16.4% vs FV | 99yr from 1986 |
Apr 2026 | Blk 463 TAMPINES ST 44 Floor 01 TO 03 | 797sqft | S$450,000 | ▲S$565 +9.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 820 TAMPINES ST 81 Floor 04 TO 06 | 732sqft | S$495,000 | ▲S$676 +30.8% vs FV | 99yr from 1984 |
Mar 2026 | Blk 105 TAMPINES ST 11 Floor 10 TO 12 | 807sqft | S$475,000 | ▲S$588 +13.7% vs FV | 99yr from 1982 |
Mar 2026 | Blk 139 TAMPINES ST 11 Floor 01 TO 03 | 818sqft | S$445,000 | ▲S$544 +5.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 103 TAMPINES ST 11 Floor 04 TO 06 | 807sqft | S$472,000 | ▲S$585 +13.2% vs FV | 99yr from 1982 |
Blk 267 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+16.4% vs FV
Blk 267 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+16.4% vs FV
Blk 259 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+3.7% vs FV
Blk 295 TAMPINES ST 22
Apr 2026 · Floor 01 TO 03
+10.8% vs FV
Blk 274 TAMPINES ST 22
Apr 2026 · Floor 10 TO 12
+18.2% vs FV
Blk 217 TAMPINES ST 23
Apr 2026 · Floor 01 TO 03
+16.4% vs FV
Blk 463 TAMPINES ST 44
Apr 2026 · Floor 01 TO 03
+9.3% vs FV
Blk 820 TAMPINES ST 81
Apr 2026 · Floor 04 TO 06
+30.8% vs FV
Blk 105 TAMPINES ST 11
Mar 2026 · Floor 10 TO 12
+13.7% vs FV
Blk 139 TAMPINES ST 11
Mar 2026 · Floor 01 TO 03
+5.2% vs FV
Blk 103 TAMPINES ST 11
Mar 2026 · Floor 04 TO 06
+13.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property in Tampines, with a remaining lease of 58 years, stands at an estimated value of $412,141, translating to a price per square foot (PSF) of $517. This valuation is particularly noteworthy as it reflects a significant 16.5% premium above the baseline market expectations for similar properties in the area. Such a variance indicates strong demand dynamics and a robust sentiment towards the Tampines precinct, which has historically been a sought-after location for HDB buyers and investors alike.
The confidence level of this valuation is classified as high, underpinned by an analytical review of 353 recent HDB resale transactions within the vicinity. This extensive dataset not only enhances the reliability of the valuation but also provides insight into prevailing market trends, reinforcing the attractiveness of this particular property. With the remaining lease of 58 years, potential buyers are encouraged to consider the long-term value proposition offered in Tampines, especially in light of its strategic location, community amenities, and ongoing development plans that continue to enhance its appeal.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.