938 Tampines Avenue 5 520938, Tampines West, East Region, Singapore
$1,200,000
Nestled in the vibrant Tampines HDB estate (District 18), this beautifully renovated Executive Maisonette offers an unparalleled lifestyle of convenience, comfort and connectivity, perfect for families and discerning homeowners alike. READY TO MOVE-IN CONDITION! Exceptional Connectivity - A short 6-9 mins walk to Tampines West MRT (DTL) puts you on the Downtown Line for direct access into the city. - Close to Tampines MRT (EW2 / DT32) and Simei MRT, linking you to the East-West Line and offering seamless travel across Singapore. - Multiple bus routes to further enhance accessibility to surrounding neighbourhoods and regional transport hubs Shopping & Lifestyle at Your Doorstep Residents enjoy immediate access to a wide range of amenities: - Century Square, Tampines Mall and Our Tampines Hub - major shopping and lifestyle destinations just minutes away for retail, dining, entertainment and fitness. - Local wet market, coffee shops, and popular eateries nearby serving local favourites within a short stroll. Schools & Family-Friendly Facilities - Several primary schools within ~1 km, including Junyuan Primary, Tampines Primary and St. Hilda’s Primary. - Kindergartens and enrichment centres close by plus playgrounds and community spaces right in the neighbourhood. Daily Conveniences - Supermarkets like FairPrice, mini-marts and a 7-Eleven are all conveniently located nearby. - Clinics, postal services and banking facilities are also nearby, making errands quick and easy. Parks, Recreation & Community Amenities - Enjoy greenery and outdoor time at Garden Community Park and nearby park connectors. - Fitness, sports and leisure options are also within easy reach through clubs, community centres and Our Tampines Hub.
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 4 HDB resale transactions (data.gov.sg)
Fair Value
S$888,922
S$565 psf
Asking Price
S$1.20M
S$763 psf
vs Market
+35.0%
vs Last Done
+3.5%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Tampines West
410m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$565
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 938 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,158,000 | ▲S$737 +30.4% vs FV | 99yr from 1988 |
Jan 2026 | Blk 938 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,158,000 | ▲S$737 +30.4% vs FV | 99yr from 1988 |
Jul 2025 | Blk 938 TAMPINES AVE 5 Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▲S$636 +12.6% vs FV | 99yr from 1988 |
Apr 2025 | Blk 938 TAMPINES AVE 5 Floor 04 TO 06 | 1,528sqft | S$955,888 | ▲S$625 +10.6% vs FV | 99yr from 1988 |
Oct 2024 | Blk 938 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$945,000 | ▲S$601 +6.4% vs FV | 99yr from 1988 |
Blk 938 TAMPINES AVE 5
Jan 2026 · Floor 04 TO 06
+30.4% vs FV
Blk 938 TAMPINES AVE 5
Jan 2026 · Floor 04 TO 06
+30.4% vs FV
Blk 938 TAMPINES AVE 5
Jul 2025 · Floor 07 TO 09
+12.6% vs FV
Blk 938 TAMPINES AVE 5
Apr 2025 · Floor 04 TO 06
+10.6% vs FV
Blk 938 TAMPINES AVE 5
Oct 2024 · Floor 04 TO 06
+6.4% vs FV
HELIOS AI Analysis
The HDB Executive property located in Tampines, with a remaining lease of 58 years, presents an estimated value of $888,922, translating to $565 per square foot. This valuation is notably positioned above the market baseline, reflecting a 35% premium compared to recent comparable transactions in the vicinity. Such a significant deviation indicates a robust demand within this segment, suggesting that buyers are willing to pay a premium for the unique attributes or location advantages of this specific property.
However, it is essential to approach this valuation with caution, as the model confidence is rated as low, primarily due to the limited data set, which comprises only four recent HDB resale transactions in the area. This scarcity of comparable sales can create volatility in pricing and may not fully capture the dynamic market conditions influencing buyer sentiment around leasehold properties. As the remaining lease diminishes, the implications for future value appreciation must be carefully considered, especially in the context of evolving buyer preferences and market trends within the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.