Simei Street 4, Simei, East Region, Singapore
$12,800,000








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…
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Automated Valuation based on 21 URA transactions · 2 outliers removed (IQR)
Fair Value
S$14.44M
S$1,777 psf
Asking Price
S$12.80M
S$1,576 psf
vs Market
-11.3%
vs Last Done
-15.7%
Tenure
Freehold
No lease decay
Confidence
High
21 comps
Nearest MRT
Simei
457m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
21 comparable transactions
S$1,388
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,777
Recent Comparable Transactions
10 shown · 21 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MERAGI TERRACE Floor - | 2,112sqft | S$3,950,000 | ▲S$1,870 +5.2% vs FV | 999 yrs lease commencing from 1885 |
Jul 2025 | MERAGI TERRACE Floor - | 2,112sqft | S$3,950,000 | ▲S$1,870 +5.2% vs FV | 999 yrs lease commencing from 1885 |
Apr 2025 | MERAGI TERRACE Floor - | 4,325sqft | S$4,950,000 | ▼S$1,145 -35.6% vs FV | 999 yrs lease commencing from 1885 |
Jun 2024 | SEA BREEZE AVENUE Floor - | 1,861sqft | S$3,620,000 | ▲S$1,945 +9.5% vs FV | Freehold |
Oct 2022 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$1,500,000 | ▼S$806 -54.6% vs FV | Freehold |
Oct 2022 | HARVEY AVENUE Floor - | 5,499sqft | S$6,000,000 | ▼S$1,091 -38.6% vs FV | Freehold |
Oct 2022 | HARVEY AVENUE Floor - | 5,499sqft | S$6,000,000 | ▼S$1,091 -38.6% vs FV | Freehold |
Sep 2022 | MERAGI TERRACE Floor - | 4,259sqft | S$4,680,000 | ▼S$1,099 -38.2% vs FV | 999 yrs lease commencing from 1885 |
Sep 2022 | HARVEY AVENUE Floor - | 9,724sqft | S$14,680,000 | ▼S$1,510 -15.0% vs FV | Freehold |
Sep 2022 | HARVEY AVENUE Floor - | 9,724sqft | S$14,680,000 | ▼S$1,510 -15.0% vs FV | Freehold |
Aug 2022 | GUAN SOON AVENUE Floor - | 1,660sqft | S$3,020,000 | ▲S$1,819 +2.4% vs FV | Freehold |
MERAGI TERRACE
Jul 2025 · Floor -
+5.2% vs FV
MERAGI TERRACE
Jul 2025 · Floor -
+5.2% vs FV
MERAGI TERRACE
Apr 2025 · Floor -
-35.6% vs FV
SEA BREEZE AVENUE
Jun 2024 · Floor -
+9.5% vs FV
SEA BREEZE AVENUE
Oct 2022 · Floor -
-54.6% vs FV
HARVEY AVENUE
Oct 2022 · Floor -
-38.6% vs FV
HARVEY AVENUE
Oct 2022 · Floor -
-38.6% vs FV
MERAGI TERRACE
Sep 2022 · Floor -
-38.2% vs FV
HARVEY AVENUE
Sep 2022 · Floor -
-15.0% vs FV
HARVEY AVENUE
Sep 2022 · Floor -
-15.0% vs FV
GUAN SOON AVENUE
Aug 2022 · Floor -
+2.4% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.