








Check out this stunning 1-bedroom + study (1 out of only 4 stacks in the entire development) on a high floor with an efficient layout. Project details: - Developed by Sim Lian Group - 99-year lease from Nov 2018; Healthy lease of more than 92 years remaining - TOP in 2023 - Multiple pools (lap, kids, family, aqua gym, aqua aerobic) - 24-hour indoor gym, tennis court, jogging trail, skating lane, BBQ pits and many more! Unit details: - 484 sqft - Open concept - North-South orientation - Efficient & functional layout - Unblocked view - Comes with tenancy until Feb 2026 MRT stations nearby: - Simei MRT (EW3) -> 11 stops to Raffles place - Tampines MRT (EW2/DT32) -> 5 stops to Thomson-East Coast Line - Tampines West MRT (DT31) -> 16 stops to Suntec Amenities nearby: - Eastpoint Mall - Tampines Round Market and Food Centre - Simei Plaza - Tampines Mall - Century Square - Tampines 1 - Eastlink Mall - SAFRA Tampines - Changi Hospital Groceries within 1km radius: - NTUC FairPrice - 138 Tampines St 11 - U Stars Supermarket - 138 Tampines St 11 - Giant Supermarket - 30 Simei St 3 International schools / Tertiary schools nearby: - Middleton International School - Victoria World Academy - Knightsbridge House International School - Temasek Polytechnic - Singapore University of Technology and Design (SUTD) - Singapore Institute of Technology (SIT) Unit is ideal for self-stay or as an investment. Healthy rental demand for units in the project. Truly a treasure and not to be missed! Reach out now to find out more and make this property yours before it’s gone! Kenny Chua Associate Director PropNex Realty CEA reg no. R057816B HP +65 9146XXXX
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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 1411 URA transactions · 43 outliers removed (IQR)
Fair Value
S$735,963
S$1,521 psf
Asking Price
S$840,000
S$1,736 psf
vs Market
+14.1%
Confidence
High
1411 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1411 comparable transactions
S$1,491
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$1,521
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TAMPINES LANE | 1,087 | S$1,940,000 | S$1,784 |
| 2025-08 | TAMPINES LANE | 1,270 | S$2,380,000 | S$1,874 |
| 2025-08 | TAMPINES LANE | 1,087 | S$2,000,000 | S$1,840 |
| 2025-08 | TAMPINES LANE | 678 | S$1,165,000 | S$1,718 |
| 2025-08 | TAMPINES LANE | 915 | S$1,680,000 | S$1,836 |
Showing 5 most recent transactions from 1411 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.