Simei Street 4, Simei, East Region, Singapore
$15,800,000
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Total Transactions
138
Average Price
S1.5M
Total Value
S207.1M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 305 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$6.71M
S$667 psf
Asking Price
S$15.80M
S$1,626 psf
vs Market
+135.5%
vs Last Done
+166.1%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
305 comps
Nearest MRT
Simei
457m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
305 comparable transactions
S$605
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$667
Recent Comparable Transactions
10 shown · 305 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 105 SIMEI ST 1 Floor 01 TO 03 | 1,572sqft | S$960,000 | ▼S$611 -8.4% vs FV | 99yr from 1988 |
Dec 2025 | Blk 105 SIMEI ST 1 Floor 01 TO 03 | 1,572sqft | S$960,000 | ▼S$611 -8.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -6.0% vs FV | 99yr from 1988 |
Apr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▼S$624 -6.4% vs FV | 99yr from 1987 |
Apr 2026 | Blk 230F TAMPINES ST 24 Floor 01 TO 03 | 1,615sqft | S$968,000 | ▼S$600 -10.0% vs FV | 99yr from 1993 |
Apr 2026 | Blk 326 TAMPINES ST 32 Floor 04 TO 06 | 1,593sqft | S$938,888 | ▼S$589 -11.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 336 TAMPINES ST 32 Floor 10 TO 12 | 1,615sqft | S$1,018,888 | ▼S$631 -5.4% vs FV | 99yr from 1996 |
Apr 2026 | Blk 498A TAMPINES ST 45 Floor 07 TO 09 | 1,539sqft | S$980,000 | ▼S$637 -4.5% vs FV | 99yr from 1997 |
Mar 2026 | Blk 147 SIMEI ST 2 Floor 01 TO 03 | 1,658sqft | S$1,100,000 | ▼S$664 -0.4% vs FV | 99yr from 1988 |
Mar 2026 | Blk 336 TAMPINES ST 32 Floor 04 TO 06 | 1,572sqft | S$930,000 | ▼S$592 -11.2% vs FV | 99yr from 1996 |
Mar 2026 | Blk 740 TAMPINES ST 72 Floor 04 TO 06 | 1,507sqft | S$845,000 | ▼S$561 -15.9% vs FV | 99yr from 1997 |
Blk 105 SIMEI ST 1
Dec 2025 · Floor 01 TO 03
-8.4% vs FV
Blk 105 SIMEI ST 1
Dec 2025 · Floor 01 TO 03
-8.4% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-6.0% vs FV
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
-6.4% vs FV
Blk 230F TAMPINES ST 24
Apr 2026 · Floor 01 TO 03
-10.0% vs FV
Blk 326 TAMPINES ST 32
Apr 2026 · Floor 04 TO 06
-11.7% vs FV
Blk 336 TAMPINES ST 32
Apr 2026 · Floor 10 TO 12
-5.4% vs FV
Blk 498A TAMPINES ST 45
Apr 2026 · Floor 07 TO 09
-4.5% vs FV
Blk 147 SIMEI ST 2
Mar 2026 · Floor 01 TO 03
-0.4% vs FV
Blk 336 TAMPINES ST 32
Mar 2026 · Floor 04 TO 06
-11.2% vs FV
Blk 740 TAMPINES ST 72
Mar 2026 · Floor 04 TO 06
-15.9% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $6,708,622.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.