Simei Street 3, Simei, East Region, Singapore
$7,580,000
Balinese Style Semi Detached Home in District 16 (Jalan Angin Laut, Jalan Soo Bee, Sea Breeze Walk, Sea Breeze Terrace) Discover a rare Balinese-inspired semi-detached sanctuary in the heart of District 16 — a perfect blend of tropical resort living and modern family comfort. Thoughtfully designed with natural textures, warm wood tones, lush greenery and open airy spaces, this home offers a peaceful retreat that feels like a private villa. Property Highlights Land Size: Approx. 4830 sqft Built-Up/Built In : Approx. 4026 sqft Tenure: Freehold Bedrooms: Master bedroom ensuite/Junior Master ensuite/4 common bedrooms Bathrooms: 4 CALL LAWRENCE @ 9889 XXXX now !!! Other Street Names: Bedok Avenue, Bedok Rise, Bedok Grove, Bedok Road, Sennett Avenue, Sennett Road, Sennett Drive, Sennett Terrace, East Coast Hill, Upper Changi Road East, Jalan Pergam, Jalan Demak, Jalan Pokok Serunai, Jalan Nipah, Tanah Merah Kechil Avenue, Tanah Merah Kecil Road, Bedok South Road, Dido Street, Jalan Pari Burong, Jalan Pari Dedap, Meragi Road, Meragi Terrace, Eastwood Road, Eastwood Walk, Eastwood Place, Eastwood Terrace, Eastwood Walk Gardens, Kew Drive, Kew Crescent, Kew Terrace, Kew Green, Keen Grove, Kew Heights, Kew Vale, Upper East Coast Road, Tanah Merah Kechil Avenue, Upper Changi Road East, East View Garden, Harvey View, Harvey Ave, Sea Breeze Road, Sea Breeze Walk, Sea Breeze Terrace, Jalan Angin Laut, Guan Soon Ave Disclaimer:To facilitate ease of communication, all areas stated are approximate measurements only and are subject to final survey. Hence, we are not responsible any inaccuracies.
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Total Transactions
5
Average Price
S3.1M
Total Value
S15.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 492 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$2.72M
S$677 psf
Asking Price
S$7.58M
S$1,569 psf
vs Market
+178.2%
vs Last Done
+150.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
492 comps
Nearest MRT
Simei
411m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
492 comparable transactions
S$614
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$677
Recent Comparable Transactions
10 shown · 492 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -7.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -7.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▼S$624 -7.8% vs FV | 99yr from 1987 |
Apr 2026 | Blk 940 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,065,000 | ▲S$678 +0.1% vs FV | 99yr from 1989 |
Apr 2026 | Blk 942 TAMPINES AVE 5 Floor 07 TO 09 | 1,572sqft | S$1,065,000 | ▲S$678 +0.1% vs FV | 99yr from 1988 |
Apr 2026 | Blk 151 TAMPINES ST 12 Floor 04 TO 06 | 1,615sqft | S$1,050,000 | ▼S$650 -4.0% vs FV | 99yr from 1984 |
Apr 2026 | Blk 230J TAMPINES ST 21 Floor 01 TO 03 | 1,625sqft | S$910,000 | ▼S$560 -17.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 230F TAMPINES ST 24 Floor 01 TO 03 | 1,615sqft | S$968,000 | ▼S$600 -11.4% vs FV | 99yr from 1993 |
Apr 2026 | Blk 326 TAMPINES ST 32 Floor 04 TO 06 | 1,593sqft | S$938,888 | ▼S$589 -13.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 336 TAMPINES ST 32 Floor 10 TO 12 | 1,615sqft | S$1,018,888 | ▼S$631 -6.8% vs FV | 99yr from 1996 |
Apr 2026 | Blk 337 TAMPINES ST 32 Floor 07 TO 09 | 1,582sqft | S$928,000 | ▼S$586 -13.4% vs FV | 99yr from 1996 |
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-7.4% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-7.4% vs FV
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
-7.8% vs FV
Blk 940 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
+0.1% vs FV
Blk 942 TAMPINES AVE 5
Apr 2026 · Floor 07 TO 09
+0.1% vs FV
Blk 151 TAMPINES ST 12
Apr 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 230J TAMPINES ST 21
Apr 2026 · Floor 01 TO 03
-17.3% vs FV
Blk 230F TAMPINES ST 24
Apr 2026 · Floor 01 TO 03
-11.4% vs FV
Blk 326 TAMPINES ST 32
Apr 2026 · Floor 04 TO 06
-13.0% vs FV
Blk 336 TAMPINES ST 32
Apr 2026 · Floor 10 TO 12
-6.8% vs FV
Blk 337 TAMPINES ST 32
Apr 2026 · Floor 07 TO 09
-13.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Tampines, with a remaining lease of 75 years, has been assessed at an estimated value of $2,724,529, translating to a robust $677 per square foot (PSF). This valuation is notably positioned above the market average, reflecting a significant 178.2% difference from the baseline. Such a premium valuation underscores the increasing demand for quality HDB units in well-connected and amenity-rich neighborhoods like Tampines, which is recognized for its comprehensive urban infrastructure and vibrant community life.
The model confidence for this valuation is categorized as high, based on a comprehensive analysis of 492 recent HDB resale transactions within the vicinity. This extensive data set enhances the reliability of the valuation, indicating a robust market signal that suggests strong buyer interest and competitive pricing in the area. As the Singapore real estate landscape continues to evolve, properties with longer remaining leases, like this executive unit, are likely to attract premium buyers seeking stability and potential long-term appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.