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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Calculating fair value from URA transaction data…
Automated Valuation based on 1356 URA transactions · 38 outliers removed (IQR)
Fair Value
S$1.85M
S$1,498 psf
Asking Price
S$2.39M
S$1,929 psf
vs Market
+28.8%
vs Last Done
+8.1%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
1356 comps
Nearest MRT
Simei
659m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1356 comparable transactions
S$1,564
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,498
Recent Comparable Transactions
10 shown · 1356 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 +19.1% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 1,087sqft | S$1,940,000 | ▲S$1,784 +19.1% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,270sqft | S$2,380,000 | ▲S$1,874 +25.1% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,087sqft | S$2,000,000 | ▲S$1,840 +22.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 678sqft | S$1,165,000 | ▲S$1,718 +14.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 11-15 | 915sqft | S$1,680,000 | ▲S$1,836 +22.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 06-10 | 1,033sqft | S$1,920,000 | ▲S$1,858 +24.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES LANE Floor 01-05 | 915sqft | S$1,588,000 | ▲S$1,736 +15.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | SIMEI STREET 3 Floor 01-05 | 1,141sqft | S$1,280,000 | ▼S$1,122 -25.1% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | SIMEI STREET 3 Floor 06-10 | 1,130sqft | S$1,250,000 | ▼S$1,106 -26.2% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | SIMEI STREET 4 Floor 06-10 | 1,378sqft | S$1,698,800 | ▼S$1,233 -17.7% vs FV | 99 yrs lease commencing from 1997 |
TAMPINES LANE
Aug 2025 · Floor 01-05
+19.1% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+19.1% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+25.1% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+22.8% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+14.7% vs FV
TAMPINES LANE
Aug 2025 · Floor 11-15
+22.6% vs FV
TAMPINES LANE
Aug 2025 · Floor 06-10
+24.0% vs FV
TAMPINES LANE
Aug 2025 · Floor 01-05
+15.9% vs FV
SIMEI STREET 3
Aug 2025 · Floor 01-05
-25.1% vs FV
SIMEI STREET 3
Aug 2025 · Floor 06-10
-26.2% vs FV
SIMEI STREET 4
Aug 2025 · Floor 06-10
-17.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1356 URA transactions (38 outliers removed), adjusted for: Tenure decay (8.8% discount); MRT Simei 659m away (+1%); AI-detected value boosters: unblocked view, freehold (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.