146 Tampines Avenue 5 521146, Tampines East, East Region, Singapore
$999,888
Pure selling , no extension of stay is required 150sqm Main door facing East Efficient and spacious layout 3 bedroom 2 bathroom plus 1 utility room Superb location Close proximity to Tampines mall, Century Square , Tampines 1, Tampines Hub, wet market, hawker centre , eateries , MRT, bus stop, parks, Tampines Regional library, community centres and etc. Within 1km to St Hilda's Pri School, Junyuan Pri School, Tampines Pri School. Bright and Breezy unit Remaining lease : 58 years Lease Start date: 1 April 1985 Open to all Ethnics Groups Amenities MRT DT31 Tampines West Downtown Line EW2|DT32 Tampines East-West Line DT32|EW2 Tampines Downtown Line Bus Stops #76061 Blk 938 Tampines Ave 5 10, 15, 168, 20, 21, 27, 292, 2N, 31, 34, 34B, 67, 23, 39 #76069 Blk 147 Tampines Ave 5 10, 15, 15A, 168, 20, 21, 23, 27, 292, 31, 31A, 34, 34B, 39, 67 #76071 Blk 141 Tampines Ave 2 17, 18, 20, 28, 292, 34, 34B, 39, 518, 59, 8, 18 Kindergardens PCF Sparkletots Preschool @ Tampines West Blk 140 (DS) 140 Tampines Street 12 Blk 938 #01-426 S(520140) Soka Kindergarten 7 Tampines Street 92 Primary School Tampines Primary School 0.29 KM Mix, Government School Junyuan Primary School 0.40 KM Mix, Government School St. Hilda's Primary School 0.67 KM Mix, Government-Aided School Secondary Schools Tampines Secondary School St. Hilda's Secondary School Pasir Ris Secondary School Contact Esther @ +6.5.8.7578278 for viewing now
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: L3002382K
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$802,667
S$497 psf
Asking Price
S$999,888
S$620 psf
vs Market
+24.6%
vs Last Done
+0.2%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
5 comps
Nearest MRT
Tampines West
519m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$599
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$497
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 146 TAMPINES AVE 5 Floor 07 TO 09 | 1,615sqft | S$1,000,000 | ▲S$619 +24.5% vs FV | 99yr from 1985 |
Jan 2026 | Blk 146 TAMPINES AVE 5 Floor 07 TO 09 | 1,615sqft | S$1,000,000 | ▲S$619 +24.5% vs FV | 99yr from 1985 |
Oct 2025 | Blk 146 TAMPINES AVE 5 Floor 01 TO 03 | 1,593sqft | S$920,000 | ▲S$578 +16.3% vs FV | 99yr from 1985 |
Jun 2025 | Blk 146 TAMPINES AVE 5 Floor 04 TO 06 | 1,615sqft | S$963,000 | ▲S$596 +19.9% vs FV | 99yr from 1985 |
Aug 2024 | Blk 146 TAMPINES AVE 5 Floor 07 TO 09 | 1,528sqft | S$965,000 | ▲S$631 +27.0% vs FV | 99yr from 1985 |
May 2024 | Blk 146 TAMPINES AVE 5 Floor 01 TO 03 | 1,528sqft | S$870,000 | ▲S$569 +14.5% vs FV | 99yr from 1985 |
Blk 146 TAMPINES AVE 5
Jan 2026 · Floor 07 TO 09
+24.5% vs FV
Blk 146 TAMPINES AVE 5
Jan 2026 · Floor 07 TO 09
+24.5% vs FV
Blk 146 TAMPINES AVE 5
Oct 2025 · Floor 01 TO 03
+16.3% vs FV
Blk 146 TAMPINES AVE 5
Jun 2025 · Floor 04 TO 06
+19.9% vs FV
Blk 146 TAMPINES AVE 5
Aug 2024 · Floor 07 TO 09
+27.0% vs FV
Blk 146 TAMPINES AVE 5
May 2024 · Floor 01 TO 03
+14.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Tampines, with a remaining lease of 57 years, has been estimated at $802,667, translating to $497 PSF. This figure is noteworthy as it positions the property above the current market baseline by 24.6%, indicating a premium status in a competitive landscape. Such a significant deviation from the baseline valuation suggests that there are factors at play that enhance the perceived value of this particular unit, despite the model confidence being rated as low.
Analysis of the local market dynamics reveals that the valuation is derived from a limited dataset, specifically based on five recent HDB resale transactions in the vicinity. This limited scope may contribute to the low confidence rating, emphasizing the need for a broader transactional understanding within the area. Factors that could justify the above-market valuation may include unit condition, specific amenities, or recent infrastructural developments in the Tampines region, which is known for its robust community facilities and connectivity. Thus, while the valuation reflects a premium positioning, prospective buyers should consider the inherent risks associated with a lower confidence level in the valuation model.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.