Simei Street 4, Simei, East Region, Singapore
$7,500,000
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Total Transactions
138
Average Price
S1.5M
Total Value
S207.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 318 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$4.02M
S$670 psf
Asking Price
S$7.50M
S$2,830 psf
vs Market
+86.7%
vs Last Done
+384.6%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
318 comps
Nearest MRT
Simei
457m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
318 comparable transactions
S$607
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$670
Recent Comparable Transactions
10 shown · 318 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 892A TAMPINES AVE 8 Floor 04 TO 06 | 1,550sqft | S$905,000 | ▼S$584 -12.8% vs FV | 99yr from 1997 |
May 2026 | Blk 892A TAMPINES AVE 8 Floor 04 TO 06 | 1,550sqft | S$905,000 | ▼S$584 -12.8% vs FV | 99yr from 1997 |
May 2026 | Blk 124 TAMPINES ST 11 Floor 10 TO 12 | 1,572sqft | S$935,000 | ▼S$595 -11.2% vs FV | 99yr from 1986 |
May 2026 | Blk 230E TAMPINES ST 24 Floor 07 TO 09 | 1,615sqft | S$1,100,000 | ▲S$681 +1.6% vs FV | 99yr from 1993 |
May 2026 | Blk 331 TAMPINES ST 32 Floor 04 TO 06 | 1,582sqft | S$953,000 | ▼S$602 -10.1% vs FV | 99yr from 1996 |
May 2026 | Blk 330 TAMPINES ST 32 Floor 07 TO 09 | 1,582sqft | S$900,000 | ▼S$569 -15.1% vs FV | 99yr from 1995 |
May 2026 | Blk 328 TAMPINES ST 32 Floor 10 TO 12 | 1,582sqft | S$942,000 | ▼S$595 -11.2% vs FV | 99yr from 1995 |
May 2026 | Blk 895 TAMPINES ST 81 Floor 01 TO 03 | 1,572sqft | S$908,000 | ▼S$578 -13.7% vs FV | 99yr from 1988 |
May 2026 | Blk 856F TAMPINES ST 82 Floor 07 TO 09 | 1,582sqft | S$1,130,000 | ▲S$714 +6.6% vs FV | 99yr from 1995 |
May 2026 | Blk 856C TAMPINES ST 82 Floor 04 TO 06 | 1,604sqft | S$1,130,000 | ▲S$705 +5.2% vs FV | 99yr from 1995 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -6.4% vs FV | 99yr from 1988 |
Blk 892A TAMPINES AVE 8
May 2026 · Floor 04 TO 06
-12.8% vs FV
Blk 892A TAMPINES AVE 8
May 2026 · Floor 04 TO 06
-12.8% vs FV
Blk 124 TAMPINES ST 11
May 2026 · Floor 10 TO 12
-11.2% vs FV
Blk 230E TAMPINES ST 24
May 2026 · Floor 07 TO 09
+1.6% vs FV
Blk 331 TAMPINES ST 32
May 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 330 TAMPINES ST 32
May 2026 · Floor 07 TO 09
-15.1% vs FV
Blk 328 TAMPINES ST 32
May 2026 · Floor 10 TO 12
-11.2% vs FV
Blk 895 TAMPINES ST 81
May 2026 · Floor 01 TO 03
-13.7% vs FV
Blk 856F TAMPINES ST 82
May 2026 · Floor 07 TO 09
+6.6% vs FV
Blk 856C TAMPINES ST 82
May 2026 · Floor 04 TO 06
+5.2% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-6.4% vs FV
HELIOS AI Analysis
The HDB Executive apartment located in the vibrant district of Tampines showcases a remarkable estimated value of $4,017,730, translating to an impressive $670 PSF. With a remaining lease of 85 years, this property not only offers a substantial investment opportunity but also reflects the strong demand dynamics prevalent in this region of Singapore. The current valuation stands at an astonishing 86.7% above the market baseline, indicating a robust market signal that suggests the property is highly sought after, likely due to its strategic location, amenities, and community infrastructure.
Our analysis is underpinned by a comprehensive review of 318 recent HDB resale transactions in the vicinity, which reinforces the model's high confidence level. This extensive data set highlights the enduring appeal of Tampines as a residential choice, driven by its accessibility, educational institutions, and recreational facilities. As the market continues to evolve, this HDB Executive unit not only represents a sound investment but also a lifestyle choice that aligns with the aspirations of discerning buyers in Singapore's competitive property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.