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.
Loading map...
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
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
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 of the HDB 3-room unit in Tampines, with a remaining lease of 57 years, stands at an estimated value of $417,690, translating to a price per square foot (PSF) of $525. This valuation is notably positioned above the market baseline by 7.7%, indicating a robust demand for properties in this highly sought-after district. The strong market signal reflects the resilience of the Tampines estate, which is recognized for its strategic location, accessibility, and comprehensive amenities.
Our analysis is underpinned by a substantial dataset, encompassing 334 recent HDB resale transactions within the vicinity, thereby providing a solid foundation for our valuation model. The high model confidence rating suggests that market dynamics, including buyer sentiment, investment potential, and competitive pricing, are favorably aligned. As the HDB market continues to evolve, this property exemplifies the enduring value associated with long-lease residential units in prime locations, making it an attractive option for both homebuyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.