







Type: 3-Storey Detached House with Attic Status: Brand New Land Area: Approximately 5,500 sqft Built-Up Area: Approximately 8,126 sqft (GFA converted to built-up) Layout: 6 bedrooms, 6 bathrooms Features: Private lift Sheltered pool Solar-ready roof Proximity: Near Singapore Expo and Singapore University of Technology and Design (SUTD), minutes from Changi Airport Estimated TOP: End 2026 Viewing: Flexible LANDED7772.COM - 7772 SURE SELL! Connect with us: Facebook: https://facebook. com/LDA7772 IG: https://instagram. com/lda7772 Youtube: https://youtube. com/@landed7772 Tiktok: https://tiktok. com/@landed7772
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Total Transactions
138
Average Price
S1.5M
Total Value
S207.1M
Calculating fair value from URA transaction data…
Automated Valuation based on 1004 URA transactions · 36 outliers removed (IQR)
Fair Value
S$8.88M
S$1,092 psf
Asking Price
S$12.80M
S$1,576 psf
vs Market
+44.2%
Confidence
High
1004 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1004 comparable transactions
S$1,071
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$1,092
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | SIMEI STREET 3 | 1,141 | S$1,280,000 | S$1,122 |
| 2025-08 | SIMEI STREET 3 | 1,130 | S$1,250,000 | S$1,106 |
| 2025-08 | SIMEI STREET 4 | 1,378 | S$1,698,800 | S$1,233 |
| 2025-08 | SIMEI STREET 1 | 1,044 | S$1,030,000 | S$986 |
| 2025-08 | SIMEI STREET 1 | 958 | S$880,000 | S$919 |
Showing 5 most recent transactions from 1004 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.