95 Tampines Road 535119, Lorong Ah Soo, North-east Region, Singapore
$1,900,000
Brand New Executive Condo in Tampines Stone throw to Tampines west MRT and future Pinery Mall. HDB Subsidized Condominium Now open to First timer without balloting Get up to $30K CPF Grant* 2nd timer balloting will commence in 1 months’ time Register your application with us. Deferred Payment scheme available 4 Bedrooms / 4 + Study / 5 Bedrooms Type available Enquire to check your eligibility and schedule for a showflat viewing now. Kylie Chua 9191XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
12
Average Price
S4.6M
Total Value
S54.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 445 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.18M
S$2,085 psf
Asking Price
S$1.90M
S$1,820 psf
vs Market
-12.7%
vs Last Done
-17.1%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
445 comps
Nearest MRT
Kovan
399m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
445 comparable transactions
S$1,688
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,085
Recent Comparable Transactions
10 shown · 445 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES ROAD Floor 16-20 | 1,367sqft | S$3,000,008 | ▲S$2,195 +5.3% vs FV | Freehold |
Aug 2025 | TAMPINES ROAD Floor 16-20 | 1,367sqft | S$3,000,008 | ▲S$2,195 +5.3% vs FV | Freehold |
Aug 2025 | TAMPINES ROAD Floor 01-05 | 431sqft | S$663,800 | ▼S$1,542 -26.0% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | KOVAN ROAD Floor 06-10 | 1,259sqft | S$2,480,000 | ▼S$1,969 -5.6% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | TAMPINES ROAD Floor 11-15 | 753sqft | S$1,495,000 | ▼S$1,984 -4.8% vs FV | Freehold |
Jul 2025 | TAMPINES ROAD Floor 01-05 | 1,044sqft | S$2,210,000 | ▲S$2,117 +1.5% vs FV | Freehold |
Jul 2025 | UPPER SERANGOON ROAD Floor 01-05 | 366sqft | S$680,000 | ▼S$1,858 -10.9% vs FV | Freehold |
Jul 2025 | UPPER SERANGOON ROAD Floor 06-10 | 947sqft | S$1,880,000 | ▼S$1,985 -4.8% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | TAMPINES ROAD Floor 01-05 | 570sqft | S$840,000 | ▼S$1,472 -29.4% vs FV | 99 yrs lease commencing from 2010 |
Jun 2025 | KOVAN RISE Floor 11-15 | 1,055sqft | S$2,170,000 | ▼S$2,057 -1.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | UPPER SERANGOON ROAD Floor 01-05 | 506sqft | S$835,000 | ▼S$1,650 -20.9% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES ROAD
Aug 2025 · Floor 16-20
+5.3% vs FV
TAMPINES ROAD
Aug 2025 · Floor 16-20
+5.3% vs FV
TAMPINES ROAD
Aug 2025 · Floor 01-05
-26.0% vs FV
KOVAN ROAD
Aug 2025 · Floor 06-10
-5.6% vs FV
TAMPINES ROAD
Jul 2025 · Floor 11-15
-4.8% vs FV
TAMPINES ROAD
Jul 2025 · Floor 01-05
+1.5% vs FV
UPPER SERANGOON ROAD
Jul 2025 · Floor 01-05
-10.9% vs FV
UPPER SERANGOON ROAD
Jul 2025 · Floor 06-10
-4.8% vs FV
TAMPINES ROAD
Jul 2025 · Floor 01-05
-29.4% vs FV
KOVAN RISE
Jun 2025 · Floor 11-15
-1.3% vs FV
UPPER SERANGOON ROAD
Jun 2025 · Floor 01-05
-20.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.