13 Tampines Lane 528479, Tampines East, East Region, Singapore
$1,990,000















Rarely available high floor with greenery view, NS facing, renovated unit, walk to Simei MRT === EXCLUSIVE LISTING === At District 18 (Simei, Tampines) Walk to Simei MRT (EW9) === FEATURES === • Type C9P • Size: 1033 sqft • High floor, above level 8 • Spacious living hall with dining space, renovated unit, move in condition • 3 Bedrooms • 2 Bathrooms (1 ensuite, 1 common) • Efficient and functional layout with balcony • Comes with enclosed kitchen and yard • Living room: north facing, Main door: south facing • Selling with tenancy, owner needs to rent back for 3-6 months from completion === PROJECT DETAILS === • Completed in 2023 • 99 year leasehold • Developer: Sim Lian • Total 2203 units • Comes with 100 amenities, 10 swimming pool, fitness corner, function rooms, playground, tennis court, kids’ pool, barbecue pavilions 28 blocks, highest floor level 12 with basement carpark === NEARBY AMENITIES === • Tampines Round Market | 0.49KM • Tampines Mall | 1.04KM • Century Square | 1.07KM • Tampines One | 1.61KM • Our Tampines Hub | 1.33KM === NEARBY PRIMARY SCHOOLS === [Within 1KM] • Changkat Primary School • Chongzheng Primary School • Yumin Primary School • Tampines Primary School
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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 1018 URA transactions
Fair Value
S$1.75M
S$1,695 psf
Asking Price
S$1.99M
S$1,926 psf
vs Market
+13.7%
vs Last Done
+8.0%
Tenure
100 yrs
103-year Leasehold · Balance remaining
Confidence
High
1018 comps
Nearest MRT
Simei
659m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1018 comparable transactions
S$1,662
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.915
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,695
Recent Comparable Transactions
10 shown · 1018 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAMPINES LANE Floor 01-05 | 1,087sqft | S$1,940,000 | ▲S$1,784 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 1,087sqft | S$1,940,000 | ▲S$1,784 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,270sqft | S$2,380,000 | ▲S$1,874 +10.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,087sqft | S$2,000,000 | ▲S$1,840 +8.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 678sqft | S$1,165,000 | ▲S$1,718 +1.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 11-15 | 915sqft | S$1,680,000 | ▲S$1,836 +8.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,033sqft | S$1,920,000 | ▲S$1,858 +9.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 915sqft | S$1,588,000 | ▲S$1,736 +2.4% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | TAMPINES LANE Floor 11-15 | 678sqft | S$1,245,888 | ▲S$1,837 +8.4% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | TAMPINES LANE Floor 01-05 | 678sqft | S$1,220,000 | ▲S$1,799 +6.1% vs FV | 99 yrs lease commencing from 2018 |
Jul 2025 | TAMPINES LANE Floor 06-10 | 915sqft | S$1,660,000 | ▲S$1,814 +7.0% vs FV | 99 yrs lease commencing from 2018 |
TAMPINES LANE
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+5.3% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+10.6% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+8.6% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+1.4% vs FV
TAMPINES LANE
Aug 2025 · Floor 11-15
+8.3% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+9.6% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+2.4% vs FV
TAMPINES LANE
Jul 2025 · Floor 11-15
+8.4% vs FV
TAMPINES LANE
Jul 2025 · Floor 01-05
+6.1% vs FV
TAMPINES LANE
Jul 2025 · Floor 06-10
+7.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.