21 Tampines Avenue 8 529604, Tampines West, East Region, Singapore
$1,200 /month
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Total Transactions
196
Average Price
S1.2M
Total Value
S239.3M
Calculating fair value from URA transaction data…
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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$1,200
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
1106 comps
Nearest MRT
Tampines West
1249m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1106 comparable transactions
S$1,442
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.679
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$979
Recent Comparable Transactions
10 shown · 1106 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +59.2% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 603sqft | S$940,000 | ▲S$1,559 +59.2% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 441sqft | S$737,777 | ▲S$1,672 +70.8% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 926sqft | S$1,645,000 | ▲S$1,777 +81.5% vs FV | 99 yrs lease commencing from 2017 |
Aug 2025 | TAMPINES AVENUE 1 Floor 11-15 | 786sqft | S$1,228,000 | ▲S$1,563 +59.7% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES AVENUE 1 Floor 06-10 | 926sqft | S$1,265,000 | ▲S$1,367 +39.6% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES AVENUE 1 Floor 11-15 | 926sqft | S$1,438,888 | ▲S$1,554 +58.7% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 1,119sqft | S$1,725,000 | ▲S$1,541 +57.4% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 06-10 | 527sqft | S$740,000 | ▲S$1,403 +43.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TAMPINES STREET 86 Floor 01-05 | 700sqft | S$1,026,000 | ▲S$1,466 +49.7% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | TAMPINES STREET 86 Floor 11-15 | 1,066sqft | S$1,730,000 | ▲S$1,623 +65.8% vs FV | 99 yrs lease commencing from 2015 |
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+59.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+59.2% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+70.8% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+81.5% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 11-15
+59.7% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 06-10
+39.6% vs FV
TAMPINES AVENUE 1
Aug 2025 · Floor 11-15
+58.7% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+57.4% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 06-10
+43.3% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 01-05
+49.7% vs FV
TAMPINES STREET 86
Aug 2025 · Floor 11-15
+65.8% 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.