161 Simei Road 520161, Simei, East Region, Singapore
$3,600 /month
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S2.6M
Total Value
S10.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$609,833
S$545 psf
Asking Price
S$3,600
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Upper Changi
472m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$596
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$545
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 161 TAMPINES ST 12 Floor 04 TO 06 | 1,141sqft | S$668,000 | ▲S$585 +7.3% vs FV | 99yr from 1984 |
Mar 2026 | Blk 161 TAMPINES ST 12 Floor 04 TO 06 | 1,141sqft | S$668,000 | ▲S$585 +7.3% vs FV | 99yr from 1984 |
Jan 2026 | Blk 161 TAMPINES ST 12 Floor 04 TO 06 | 1,109sqft | S$668,000 | ▲S$603 +10.6% vs FV | 99yr from 1984 |
Nov 2025 | Blk 161 TAMPINES ST 12 Floor 04 TO 06 | 1,130sqft | S$680,000 | ▲S$602 +10.5% vs FV | 99yr from 1984 |
Sep 2025 | Blk 161 TAMPINES ST 12 Floor 07 TO 09 | 1,130sqft | S$670,000 | ▲S$593 +8.8% vs FV | 99yr from 1984 |
Blk 161 TAMPINES ST 12
Mar 2026 · Floor 04 TO 06
+7.3% vs FV
Blk 161 TAMPINES ST 12
Mar 2026 · Floor 04 TO 06
+7.3% vs FV
Blk 161 TAMPINES ST 12
Jan 2026 · Floor 04 TO 06
+10.6% vs FV
Blk 161 TAMPINES ST 12
Nov 2025 · Floor 04 TO 06
+10.5% vs FV
Blk 161 TAMPINES ST 12
Sep 2025 · Floor 07 TO 09
+8.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 ROOM unit in Tampines, with a remaining lease of 61 years, is estimated at $609,833, translating to $545 PSF. This valuation remains in line with the current market price, reflecting a 0% difference from baseline, indicating stability in this segment of the housing market. The HDB unit is situated in a well-established precinct, which typically attracts a diverse demographic of buyers, including young families and professionals seeking accessibility to amenities and transport links.
However, the model confidence for this valuation is categorized as low, which indicates a degree of uncertainty in the current market dynamics. This low confidence level may arise from fluctuations in demand or recent transactional activity in the area. The valuation is based on a comparative analysis of four recent HDB resale transactions in the vicinity, suggesting that while the immediate market appears stable, broader economic factors and shifts in buyer sentiment could influence future valuations. Potential buyers and investors should consider these variables, particularly the implications of the remaining lease period on long-term investment viability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.