







Check out this stunning 1-bedroom + study (1 out of only 4 stacks in the entire development) on a high floor with an efficient layout. Project details: - Developed by Sim Lian Group - 99-year lease from Nov 2018; Healthy lease of more than 92 years remaining - TOP in 2023 - Multiple pools (lap, kids, family, aqua gym, aqua aerobic) - 24-hour indoor gym, tennis court, jogging trail, skating lane, BBQ pits and many more! Unit details: - 484 sqft - Open concept - North-South orientation - Efficient & functional layout - Unblocked view - Comes with tenancy until Feb 2026 MRT stations nearby: - Simei MRT (EW3) -> 11 stops to Raffles place - Tampines MRT (EW2/DT32) -> 5 stops to Thomson-East Coast Line - Tampines West MRT (DT31) -> 16 stops to Suntec Amenities nearby: - Eastpoint Mall - Tampines Round Market and Food Centre - Simei Plaza - Tampines Mall - Century Square - Tampines 1 - Eastlink Mall - SAFRA Tampines - Changi Hospital Groceries within 1km radius: - NTUC FairPrice - 138 Tampines St 11 - U Stars Supermarket - 138 Tampines St 11 - Giant Supermarket - 30 Simei St 3 International schools / Tertiary schools nearby: - Middleton International School - Victoria World Academy - Knightsbridge House International School - Temasek Polytechnic - Singapore University of Technology and Design (SUTD) - Singapore Institute of Technology (SIT) Unit is ideal for self-stay or as an investment. Healthy rental demand for units in the project. Truly a treasure and not to be missed! Reach out now to find out more and make this property yours before it’s gone! Pls contact Pei @ Propnex 9710XXXX
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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1411 URA transactions · 43 outliers removed (IQR)
Fair Value
S$735,963
S$1,521 psf
Asking Price
S$840,000
S$1,736 psf
vs Market
+14.1%
Confidence
High
1411 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1411 comparable transactions
S$1,491
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,521
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TAMPINES LANE | 1,087 | S$1,940,000 | S$1,784 |
| 2025-08 | TAMPINES LANE | 1,270 | S$2,380,000 | S$1,874 |
| 2025-08 | TAMPINES LANE | 1,087 | S$2,000,000 | S$1,840 |
| 2025-08 | TAMPINES LANE | 678 | S$1,165,000 | S$1,718 |
| 2025-08 | TAMPINES LANE | 915 | S$1,680,000 | S$1,836 |
Showing 5 most recent transactions from 1411 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.