Rare spacious 3 Storey Changi Rise Condominium Penthouse Enjoy landed-style living in the sky Suitable for large, multi-generational families with resort-style development in a serene residential enclave within District 18 4 Bedrooms plus Study room ( can convert to additional bedroom ) Family area Helper / utility room with yard Exclusive lift access direct to 1st floor & 2nd floor of the unit Grand living area with double volume high ceiling & full height windows with unblocked landed views Very well maintained original condition unit that allows you to renovate to your own exquisite taste OR simply move in with your choice furniture and luggage By reputable developer City Developments Limited No west sun . Serious seller . Flexible timeline Connectivity : close to Simei MRT & Upper Changi MRT with quick access to PIE , ECP & TPE Within 1 km to East Spring Primary, Chongzheng Primary School , Ngee Ann Secondary School , East Spring Secondary School , The Japanese School Singapore Close proximity to Eastpoint Mall , Giant supermarket & Changi Business Park Get in touch with me before it’s sold YT TAN https://wa.me/659111XXXX OR email to yt.tan9111XXXX@gmail.com or Follow us on: IG: instagram.com/propertykaki FB: https://www.fb.com/propertykaki YouTube: YouTube.com@propertykaki1530 Website: www.propertykaki.sg
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
141
Average Price
S1.3M
Total Value
S180.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 554 URA transactions · 13 outliers removed (IQR)
Fair Value
S$1.55M
S$490 psf
Asking Price
S$3.40M
S$1,078 psf
vs Market
+120.0%
vs Last Done
+4.0%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
554 comps
Nearest MRT
Upper Changi
795m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
554 comparable transactions
S$982
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$490
Recent Comparable Transactions
10 shown · 554 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMEI RISE Floor 01-05 | 2,045sqft | S$2,120,000 | ▲S$1,037 +111.6% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI RISE Floor 01-05 | 2,045sqft | S$2,120,000 | ▲S$1,037 +111.6% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI RISE Floor 01-05 | 1,227sqft | S$1,480,000 | ▲S$1,206 +146.1% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | SIMEI STREET 1 Floor 11-15 | 1,044sqft | S$1,030,000 | ▲S$986 +101.2% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | SIMEI STREET 1 Floor 01-05 | 958sqft | S$880,000 | ▲S$919 +87.6% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI RISE Floor 01-05 | 1,227sqft | S$1,480,000 | ▲S$1,206 +146.1% vs FV | 99 yrs lease commencing from 2000 |
Jul 2025 | SIMEI RISE Floor 06-10 | 2,271sqft | S$2,260,000 | ▲S$995 +103.1% vs FV | 99 yrs lease commencing from 2000 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 958sqft | S$940,000 | ▲S$981 +100.2% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 936sqft | S$888,000 | ▲S$948 +93.5% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 06-10 | 1,399sqft | S$1,245,888 | ▲S$890 +81.6% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | SIMEI STREET 1 Floor 11-15 | 1,302sqft | S$1,300,000 | ▲S$998 +103.7% vs FV | 99 yrs lease commencing from 1992 |
SIMEI RISE
Aug 2025 · Floor 01-05
+111.6% vs FV
SIMEI RISE
Aug 2025 · Floor 01-05
+111.6% vs FV
SIMEI RISE
Aug 2025 · Floor 01-05
+146.1% vs FV
SIMEI STREET 1
Aug 2025 · Floor 11-15
+101.2% vs FV
SIMEI STREET 1
Aug 2025 · Floor 01-05
+87.6% vs FV
SIMEI RISE
Jul 2025 · Floor 01-05
+146.1% vs FV
SIMEI RISE
Jul 2025 · Floor 06-10
+103.1% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+100.2% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+93.5% vs FV
SIMEI STREET 1
Jul 2025 · Floor 06-10
+81.6% vs FV
SIMEI STREET 1
Jul 2025 · Floor 11-15
+103.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 554 URA transactions (13 outliers removed), adjusted for: Tenure decay (52.9% discount); MRT Upper Changi 795m away (+1%); AI-detected value boosters: penthouse, double volume, unblocked view, move-in condition (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.