High Floor unit; kept in a good condition. Pictures ARE of the actual unit. Can be sold as vacant possession or with tenancy. High rental yield which also makes a great investment unit The project includes a total of 598 Units and 9 to 10 storeys. There are many shopping centers and restaurants that are available to fulfill the needs of people according to taste and demand. There are numerous amenities that are shopping centers, restaurants, parks, and playgrounds.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
141
Average Price
S1.3M
Total Value
S180.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 554 URA transactions · 13 outliers removed (IQR)
Fair Value
S$587,489
S$467 psf
Asking Price
S$1.50M
S$1,191 psf
vs Market
+155.3%
vs Last Done
+14.9%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
554 comps
Nearest MRT
Upper Changi
795m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
554 comparable transactions
S$982
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$467
Recent Comparable Transactions
10 shown · 554 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMEI RISE Floor 01-05 | 2,045sqft | S$2,120,000 | ▲S$1,037 +122.1% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI RISE Floor 01-05 | 2,045sqft | S$2,120,000 | ▲S$1,037 +122.1% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI RISE Floor 01-05 | 1,227sqft | S$1,480,000 | ▲S$1,206 +158.2% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI STREET 1 Floor 11-15 | 1,044sqft | S$1,030,000 | ▲S$986 +111.1% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | SIMEI STREET 1 Floor 01-05 | 958sqft | S$880,000 | ▲S$919 +96.8% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI RISE Floor 01-05 | 1,227sqft | S$1,480,000 | ▲S$1,206 +158.2% vs FV | 99 yrs lease commencing from 2000 |
Jul 2025 | SIMEI RISE Floor 06-10 | 2,271sqft | S$2,260,000 | ▲S$995 +113.1% vs FV | 99 yrs lease commencing from 2000 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 958sqft | S$940,000 | ▲S$981 +110.1% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 936sqft | S$888,000 | ▲S$948 +103.0% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 1,399sqft | S$1,245,888 | ▲S$890 +90.6% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 11-15 | 1,302sqft | S$1,300,000 | ▲S$998 +113.7% vs FV | 99 yrs lease commencing from 1992 |
SIMEI RISE
Aug 2025 · Floor 01-05
+122.1% vs FV
SIMEI RISE
Aug 2025 · Floor 01-05
+122.1% vs FV
SIMEI RISE
Aug 2025 · Floor 01-05
+158.2% vs FV
SIMEI STREET 1
Aug 2025 · Floor 11-15
+111.1% vs FV
SIMEI STREET 1
Aug 2025 · Floor 01-05
+96.8% vs FV
SIMEI RISE
Jul 2025 · Floor 01-05
+158.2% vs FV
SIMEI RISE
Jul 2025 · Floor 06-10
+113.1% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+110.1% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+103.0% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+90.6% vs FV
SIMEI STREET 1
Jul 2025 · Floor 11-15
+113.7% vs FV
HELIOS AI Analysis
Based on 554 URA transactions (13 outliers removed), adjusted for: Tenure decay (52.9% discount); MRT Upper Changi 795m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.