254 Tampines Street 21 521254, Tampines East, East Region, Singapore
$768,888
Spacious 5-room Improved unit! Welcome to this well-maintained and exceptionally spacious 5-room improved unit at 254 Tampines Street 21 — boasting a generous 1,356 sqft of living space, a size that’s increasingly hard to find in today’s newer flats. Step into a bright, airy, and well-proportioned layout that offers true flexibility for modern living. The expansive living and dining areas easily accommodate full-sized furnishings, perfect for both everyday comfort and entertaining. Whether you’re planning a cosy family home or need additional space for work and lifestyle needs, this unit delivers effortlessly. Enjoy the convenience of a highly connected location: - Just a 7-minute walk to Tampines Mall - 7-minute walk to Blk 201 neighbourhood amenities - Close proximity to Century Square, Tampines 1, Our Tampines Hub - Easy access to Tampines MRT and Tampines East MRT A perfect blend of space, comfort, and convenience — ideal for families who value room to grow. Contact me now at 8222 XXXX for an exclusive viewing!
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 72 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$632,314
S$466 psf
Asking Price
S$768,888
S$567 psf
vs Market
+21.6%
vs Last Done
-12.0%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
High
72 comps
Nearest MRT
Tampines
452m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
72 comparable transactions
S$555
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$466
Recent Comparable Transactions
10 shown · 72 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 160 TAMPINES ST 12 Floor 07 TO 09 | 1,335sqft | S$860,000 | ▲S$644 +38.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 160 TAMPINES ST 12 Floor 07 TO 09 | 1,335sqft | S$860,000 | ▲S$644 +38.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 216 TAMPINES ST 23 Floor 01 TO 03 | 1,346sqft | S$707,888 | ▲S$526 +12.9% vs FV | 99yr from 1985 |
Apr 2026 | Blk 842 TAMPINES ST 82 Floor 07 TO 09 | 1,313sqft | S$755,000 | ▲S$575 +23.4% vs FV | 99yr from 1986 |
Apr 2026 | Blk 841 TAMPINES ST 83 Floor 07 TO 09 | 1,313sqft | S$748,000 | ▲S$570 +22.3% vs FV | 99yr from 1986 |
Apr 2026 | Blk 912 TAMPINES ST 91 Floor 07 TO 09 | 1,442sqft | S$815,000 | ▲S$565 +21.2% vs FV | 99yr from 1984 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +28.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 229 TAMPINES ST 23 Floor 10 TO 12 | 1,302sqft | S$767,000 | ▲S$589 +26.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 425 TAMPINES ST 41 Floor 04 TO 06 | 1,313sqft | S$675,000 | ▲S$514 +10.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 143 TAMPINES ST 12 Floor 04 TO 06 | 1,432sqft | S$820,000 | ▲S$573 +23.0% vs FV | 99yr from 1984 |
Feb 2026 | Blk 232 TAMPINES ST 21 Floor 07 TO 09 | 1,346sqft | S$780,000 | ▲S$580 +24.5% vs FV | 99yr from 1985 |
Blk 160 TAMPINES ST 12
Apr 2026 · Floor 07 TO 09
+38.2% vs FV
Blk 160 TAMPINES ST 12
Apr 2026 · Floor 07 TO 09
+38.2% vs FV
Blk 216 TAMPINES ST 23
Apr 2026 · Floor 01 TO 03
+12.9% vs FV
Blk 842 TAMPINES ST 82
Apr 2026 · Floor 07 TO 09
+23.4% vs FV
Blk 841 TAMPINES ST 83
Apr 2026 · Floor 07 TO 09
+22.3% vs FV
Blk 912 TAMPINES ST 91
Apr 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 229 TAMPINES ST 23
Mar 2026 · Floor 10 TO 12
+26.4% vs FV
Blk 425 TAMPINES ST 41
Mar 2026 · Floor 04 TO 06
+10.3% vs FV
Blk 143 TAMPINES ST 12
Feb 2026 · Floor 04 TO 06
+23.0% vs FV
Blk 232 TAMPINES ST 21
Feb 2026 · Floor 07 TO 09
+24.5% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $632,314.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.