446 Tampines Street 42 520446, Tampines East, East Region, Singapore
$450,000
Discover your dream home at this charming 3-bedroom, 2-bathroom HDB located at 446, Tampines Street 42. Spanning 796 sqft, this well-maintained residence is perfect for families looking for comfort and convenience. Enjoy the proximity to essential amenities, with Tampines MRT station just 1.2 km away and Tampines East MRT station a mere 1.5 km from your doorstep. Families will appreciate the close distance to reputable schools such as Ngee Ann Secondary School (0.7 km) and Dunman Secondary School (1.3 km), ensuring quality education for your children. Shopping enthusiasts will love being just 1.1 km from Tampines Mall and 1.3 km from Tampines 1, where you can find a variety of retail and dining options. For your grocery needs, FairPrice Tampines is conveniently located 1 km away, and Sheng Siong Supermarket is just 0.8 km from home. With a perfect blend of comfort and accessibility, this property is an excellent opportunity for both first-time buyers and investors. Don't miss out on making this lovely HDB your new home! CALL LISA 9068XXXX FOR VIEWING/APPOINTMENT !
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: L3008022J
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Automated Valuation based on 334 HDB resale transactions (data.gov.sg) · 12 outliers removed (IQR)
Fair Value
S$417,690
S$525 psf
Asking Price
S$450,000
S$565 psf
vs Market
+7.7%
vs Last Done
-2.1%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
334 comps
Nearest MRT
Tampines East
410m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
334 comparable transactions
S$614
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$525
Recent Comparable Transactions
10 shown · 334 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 909 TAMPINES AVE 4 Floor 01 TO 03 | 786sqft | S$453,000 | ▲S$577 +9.9% vs FV | 99yr from 1984 |
Apr 2026 | Blk 909 TAMPINES AVE 4 Floor 01 TO 03 | 786sqft | S$453,000 | ▲S$577 +9.9% vs FV | 99yr from 1984 |
Apr 2026 | Blk 267 TAMPINES ST 21 Floor 04 TO 06 | 807sqft | S$486,000 | ▲S$602 +14.7% vs FV | 99yr from 1983 |
Apr 2026 | Blk 259 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$427,000 | ▲S$536 +2.1% vs FV | 99yr from 1985 |
Apr 2026 | Blk 209 TAMPINES ST 21 Floor 04 TO 06 | 850sqft | S$498,000 | ▲S$586 +11.6% vs FV | 99yr from 1982 |
Apr 2026 | Blk 240 TAMPINES ST 21 Floor 04 TO 06 | 797sqft | S$500,000 | ▲S$628 +19.6% vs FV | 99yr from 1984 |
Apr 2026 | Blk 202 TAMPINES ST 21 Floor 01 TO 03 | 807sqft | S$455,000 | ▲S$564 +7.4% vs FV | 99yr from 1983 |
Apr 2026 | Blk 250 TAMPINES ST 21 Floor 01 TO 03 | 797sqft | S$470,000 | ▲S$590 +12.4% vs FV | 99yr from 1984 |
Apr 2026 | Blk 202 TAMPINES ST 21 Floor 04 TO 06 | 807sqft | S$520,000 | ▲S$644 +22.7% vs FV | 99yr from 1983 |
Apr 2026 | Blk 261 TAMPINES ST 21 Floor 04 TO 06 | 840sqft | S$500,000 | ▲S$596 +13.5% vs FV | 99yr from 1984 |
Apr 2026 | Blk 295 TAMPINES ST 22 Floor 01 TO 03 | 786sqft | S$450,000 | ▲S$573 +9.1% vs FV | 99yr from 1984 |
Blk 909 TAMPINES AVE 4
Apr 2026 · Floor 01 TO 03
+9.9% vs FV
Blk 909 TAMPINES AVE 4
Apr 2026 · Floor 01 TO 03
+9.9% vs FV
Blk 267 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+14.7% vs FV
Blk 259 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+2.1% vs FV
Blk 209 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+11.6% vs FV
Blk 240 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+19.6% vs FV
Blk 202 TAMPINES ST 21
Apr 2026 · Floor 01 TO 03
+7.4% vs FV
Blk 250 TAMPINES ST 21
Apr 2026 · Floor 01 TO 03
+12.4% vs FV
Blk 202 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+22.7% vs FV
Blk 261 TAMPINES ST 21
Apr 2026 · Floor 04 TO 06
+13.5% vs FV
Blk 295 TAMPINES ST 22
Apr 2026 · Floor 01 TO 03
+9.1% vs FV
HELIOS AI Analysis
The valuation for the 3-room HDB unit in Tampines, with a remaining lease of 57 years, stands at an estimated value of $417,690 or $525 PSF. This valuation reflects a premium positioning in the current market, indicating a valuation that is 7.7% above the established baseline. Such a discrepancy suggests robust demand dynamics in the area, underscoring the attractiveness of HDB properties in this locality amidst ongoing urban development and infrastructural enhancements.
With a high model confidence rating, derived from a comprehensive analysis of 334 recent HDB resale transactions in the vicinity, the valuation is supported by solid market data. The strong performance of the Tampines estate is attributed to its strategic location, well-established amenities, and the area's reputation as a family-friendly neighborhood. The remaining lease of 57 years, while diminishing, still presents a viable opportunity for potential buyers, particularly those looking to invest in a community that promises continued growth and stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.