167a Simei Lane 521167, Simei, East Region, Singapore
$968,000


















Parc Lumiere, Rare Corner Unit 5-Room, Design, Build & Sell (DBSS) for Sale - Corner Unit, Good size balcony - Well-maintained - 111 sqm (Approx. 1195sqft) - Near Upper Changi MRT & Simei MRT - Near East Point Mall - 24 hours NTUC - Eateries - No stay extension required, fast submission - Partial landed housing enclave view - No west sun - No ethnic quota restrictions (as of Nov 2025) - Asking $968k (view to offer) - Lease balance 84 years 4 months (as of Nov 2025) Child Care Services: - Paper Scissors Stone Montessori Kindergaraden - Maris Kidz Schoolhouse - Moriah Child Care and Development Centre - Iman Childcare (Simei) Pte Ltd - PCF Sparkletots Preschool Schools within 1km: - Changkat Primary School - East Spring Primary School Schools between 1km and 2km: - Chongzheng Primary School - Gongshang Primary School - Tampines Primary School - Yumin Primary School Pls call KC Chong @ 9851 XXXX (CEA Reg. No: R044999J) Lee Ai Leng @ 9635 XXXX (CEA Reg. No: R006514I) for viewing now. https://wa.me/9851XXXX https://wa.me/9635XXXX ERA Realty Network Pte Ltd - Licence No: L3002382K Dear Seller /Landlord If you have intention to sell or rent your place , pls feel free to give me a call for a no obligation discussion. Thank You! Dear Buyer / Tenant If you have intention to buy or rent a place , pls feel free to give me a call for a no obligation discussion. Thank You! Ok
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S4.4M
Total Value
S4.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 7 HDB resale transactions (data.gov.sg)
Fair Value
S$1.06M
S$884 psf
Asking Price
S$968,000
S$810 psf
vs Market
-8.4%
vs Last Done
-7.2%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Upper Changi
336m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$802
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$884
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 167A SIMEI LANE Floor 10 TO 12 | 1,152sqft | S$1,005,000 | ▼S$873 -1.2% vs FV | 99yr from 2011 |
Apr 2026 | Blk 167A SIMEI LANE Floor 10 TO 12 | 1,152sqft | S$1,005,000 | ▼S$873 -1.2% vs FV | 99yr from 2011 |
Feb 2026 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,152sqft | S$942,888 | ▼S$819 -7.4% vs FV | 99yr from 2011 |
Dec 2025 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,195sqft | S$950,000 | ▼S$795 -10.1% vs FV | 99yr from 2011 |
Sep 2025 | Blk 167A SIMEI LANE Floor 07 TO 09 | 1,195sqft | S$965,000 | ▼S$808 -8.6% vs FV | 99yr from 2011 |
Jul 2025 | Blk 167A SIMEI LANE Floor 01 TO 03 | 1,195sqft | S$930,000 | ▼S$778 -12.0% vs FV | 99yr from 2011 |
Jun 2025 | Blk 167A SIMEI LANE Floor 07 TO 09 | 1,195sqft | S$962,888 | ▼S$806 -8.8% vs FV | 99yr from 2011 |
Jun 2025 | Blk 167A SIMEI LANE Floor 01 TO 03 | 1,195sqft | S$880,000 | ▼S$737 -16.6% vs FV | 99yr from 2011 |
Blk 167A SIMEI LANE
Apr 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 167A SIMEI LANE
Apr 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 167A SIMEI LANE
Feb 2026 · Floor 04 TO 06
-7.4% vs FV
Blk 167A SIMEI LANE
Dec 2025 · Floor 04 TO 06
-10.1% vs FV
Blk 167A SIMEI LANE
Sep 2025 · Floor 07 TO 09
-8.6% vs FV
Blk 167A SIMEI LANE
Jul 2025 · Floor 01 TO 03
-12.0% vs FV
Blk 167A SIMEI LANE
Jun 2025 · Floor 07 TO 09
-8.8% vs FV
Blk 167A SIMEI LANE
Jun 2025 · Floor 01 TO 03
-16.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Tampines, with a remaining lease of 84 years, has been estimated at $1,056,777, translating to $884 PSF. This valuation indicates a notable market signal, categorized as a Good Deal, given the 8.4% difference from the baseline. Such a differential suggests a favorable buying opportunity within a competitive market, especially considering the robust demand for HDB properties in this region.
However, it is essential to note that the model confidence is rated as Low, suggesting that the valuation should be approached with caution. The analysis is based on a limited dataset of just 7 recent HDB resale transactions in the vicinity, which may not fully capture the dynamic market conditions and potential variances in buyer sentiment. The remaining lease period of 84 years is also a critical factor, as it influences long-term investment considerations and the property’s future resale potential. Buyers should weigh these elements carefully against their investment objectives and market expectations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.