263 Tampines Street 21 520263, Tampines East, East Region, Singapore
$650,000
Well positioned top floor 4 room flat offering excellent ventilation and privacy. Enjoy a very airy environment with plenty of natural light, creating a comfortable living space for the family. Unit Highlights Top floor unit with good privacy Bright and very breezy with excellent natural ventilation Functional and regular layout Comfortable living and dining space Quiet and pleasant living environment Location Located in the established Tampines neighbourhood Short distance to Tampines MRT and the Tampines regional centre Close to Tampines Mall, Century Square and Tampines 1 Near neighbourhood shops, supermarkets and eateries Schools Within Approximately 500m Yumin Primary School Chongzheng Primary School Gongshang Primary School A great opportunity to own a high floor, breezy home in a well established Tampines neighbourhood with several primary schools nearby.
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…
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Automated Valuation based on 114 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$543,365
S$481 psf
Asking Price
S$650,000
S$575 psf
vs Market
+19.6%
vs Last Done
+6.3%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
114 comps
Nearest MRT
Tampines East
484m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
114 comparable transactions
S$572
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$481
Recent Comparable Transactions
10 shown · 114 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 264 TAMPINES ST 21 Floor 07 TO 09 | 1,109sqft | S$600,000 | ▲S$541 +12.5% vs FV | 99yr from 1984 |
Jun 2026 | Blk 264 TAMPINES ST 21 Floor 07 TO 09 | 1,109sqft | S$600,000 | ▲S$541 +12.5% vs FV | 99yr from 1984 |
Jun 2026 | Blk 813 TAMPINES ST 81 Floor 01 TO 03 | 1,119sqft | S$608,888 | ▲S$544 +13.1% vs FV | 99yr from 1984 |
May 2026 | Blk 108 TAMPINES ST 11 Floor 10 TO 12 | 1,109sqft | S$628,000 | ▲S$566 +17.7% vs FV | 99yr from 1984 |
May 2026 | Blk 141 TAMPINES ST 12 Floor 10 TO 12 | 1,141sqft | S$638,888 | ▲S$560 +16.4% vs FV | 99yr from 1984 |
May 2026 | Blk 141 TAMPINES ST 12 Floor 10 TO 12 | 1,109sqft | S$625,000 | ▲S$564 +17.3% vs FV | 99yr from 1984 |
May 2026 | Blk 240 TAMPINES ST 21 Floor 07 TO 09 | 1,119sqft | S$690,000 | ▲S$616 +28.1% vs FV | 99yr from 1984 |
May 2026 | Blk 261 TAMPINES ST 21 Floor 04 TO 06 | 1,109sqft | S$573,888 | ▲S$518 +7.7% vs FV | 99yr from 1984 |
May 2026 | Blk 231 TAMPINES ST 21 Floor 01 TO 03 | 1,001sqft | S$553,888 | ▲S$553 +15.0% vs FV | 99yr from 1985 |
May 2026 | Blk 275 TAMPINES ST 22 Floor 01 TO 03 | 1,130sqft | S$590,000 | ▲S$522 +8.5% vs FV | 99yr from 1985 |
May 2026 | Blk 211 TAMPINES ST 23 Floor 07 TO 09 | 1,001sqft | S$615,000 | ▲S$614 +27.7% vs FV | 99yr from 1985 |
Blk 264 TAMPINES ST 21
Jun 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 264 TAMPINES ST 21
Jun 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 813 TAMPINES ST 81
Jun 2026 · Floor 01 TO 03
+13.1% vs FV
Blk 108 TAMPINES ST 11
May 2026 · Floor 10 TO 12
+17.7% vs FV
Blk 141 TAMPINES ST 12
May 2026 · Floor 10 TO 12
+16.4% vs FV
Blk 141 TAMPINES ST 12
May 2026 · Floor 10 TO 12
+17.3% vs FV
Blk 240 TAMPINES ST 21
May 2026 · Floor 07 TO 09
+28.1% vs FV
Blk 261 TAMPINES ST 21
May 2026 · Floor 04 TO 06
+7.7% vs FV
Blk 231 TAMPINES ST 21
May 2026 · Floor 01 TO 03
+15.0% vs FV
Blk 275 TAMPINES ST 22
May 2026 · Floor 01 TO 03
+8.5% vs FV
Blk 211 TAMPINES ST 23
May 2026 · Floor 07 TO 09
+27.7% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $543,365.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.