1 Tampines Street 86 528583, Tampines West, East Region, Singapore
$1,880,000
Situated in the residential enclave of Bedok Reservoir & Tampines, this nicely renovated 3-bedroom unit at Q Bay Residences offers an exceptional blend of space, style, and serenity. With its thoughtful layout and quality finishes, this is the kind of home you'll want to come back to every day. Unit Features: * Ultra efficient layout with a good sized balcony offering stunning views of the quarry and city skyline * Good natural light & airy with dual openings on both sides of the family areas, allowing cross ventilation * Seamless living & dining space, blending effortlessly with your modern Kitchen * Semi open-concept kitchen with generous counter space and glass partition, ideal for everyday cooking and entertaining * Well-proportioned, squarish bedrooms with floor to ceiling windows allowing light to stream in * Dedicated yard & utility room with ample storage, a practical luxury rarely found at this size * Well-maintained and move-in ready Development Highlights & Location: An award-winning residential development jointly developed by Singaore's renowned developers, Frasers Centrepoint, Far East Organization and Sekisui House. With 630 units across 8 blocks, it strikes a balance between community scale and a private, low-density feel. Designed around a resort-style living concept, with facilities thoughtfully spread across the grounds, including multiple pools, pavilions, tennis court, clubhouse and playgrounds, all set amidst lush landscaping *Good Transport & Connectivity* - Minutes to the Downtown Line MRT and multiple bus routes. Highly accessible by car via TPE and PIE to various parts of Singapore *Shopping & Daily Essentials* - *Giant Hypermarket* (Tampines), Tampines central, Our Tampines Hub, Tampines Mall and many local amenities all within reach *Education Hub* - St Hilda's, Temasek Poly, international schools etc in the vicinity Serious Seller. Viewing by Appointment Jeslynn Tan 9776XXXX District Division Director Vista Division (ERA Realty)
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Total Transactions
200
Average Price
S1.2M
Total Value
S235.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 169 URA transactions
Fair Value
S$1.64M
S$1,464 psf
Asking Price
S$1.88M
S$1,680 psf
vs Market
+14.8%
vs Last Done
+9.0%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
169 comps
Nearest MRT
Tampines West
1382m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
169 comparable transactions
S$1,404
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,464
Recent Comparable Transactions
10 shown · 169 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▼S$1,403 -4.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$767,900 | ▲S$1,486 +1.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 11-15 | 527sqft | S$783,000 | ▲S$1,485 +1.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 06-10 | 1,033sqft | S$1,590,000 | ▲S$1,539 +5.1% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TAMPINES STREET 86 Floor 16-20 | 1,216sqft | S$1,870,000 | ▲S$1,537 +5.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 517sqft | S$820,000 | ▲S$1,587 +8.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 11-15 | 829sqft | S$1,290,000 | ▲S$1,556 +6.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TAMPINES STREET 86 Floor 01-05 | 1,410sqft | S$2,185,000 | ▲S$1,550 +5.9% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TAMPINES STREET 86 Floor 01-05 | 1,163sqft | S$1,690,800 | ▼S$1,454 -0.7% vs FV | 99 yrs lease commencing from 2012 |
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+5.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
-4.2% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.5% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 11-15
+1.4% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 06-10
+5.1% vs FV
TAMPINES STREET 86
Jul 2025 · Floor 16-20
+5.0% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+8.4% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 11-15
+6.3% vs FV
TAMPINES STREET 86
Jun 2025 · Floor 01-05
+5.9% vs FV
TAMPINES STREET 86
May 2025 · Floor 01-05
-0.7% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.