168c Simei Lane 523168, Simei, East Region, Singapore
$899,999
Rare 4-Room DBSS at Parc Lumiere (Design, Build & Sell Scheme) at 168C Simei Lane! High Floor | 1,012 sqft | Renovated | Balcony | Bright & Breezy ****NO EXTENSION NEEDED**** Looking for a move-in-ready home with proper outdoor space? This beautifully renovated 4-Room DBSS flat at 168C Simei Lane offers space, functionality and rare features you don’t often find in HDB living. Property Highlights: * Spacious 1,012 sqft layout * High floor with excellent privacy (Corner Unit) * Bright, naturally ventilated and breezy throughout * Tastefully and recently renovated * Elegant parquet flooring in all bedrooms * Rare proper balcony space – perfect for alfresco dining, gardening, or a cosy outdoor chill corner * Efficient squarish layout with no odd corners This is a rare HDB unit that gives you condominium-style balcony living, without compromising on space and practicality. Schools Within Close Proximity: Changkat Primary School Changkat Changi Secondary School East Spring Primary School East Spring Secondary School Ngee Ann Secondary School ITE College East Temasek Polytechnic Temasek Junior College Amenities & Connectivity: Walking distance to Simei MRT Station (East-West Line) Near Eastpoint Mall Short drive to Changi Business Park Close to Singapore Expo Convenient access to PIE & ECP via car Surrounded by coffee shops, supermarkets and daily conveniences Contact Jayden Peh @ 8448 XXXX for an exclusive viewing today!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S4.5M
Total Value
S18.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$879,955
S$870 psf
Asking Price
S$899,999
S$889 psf
vs Market
+2.3%
vs Last Done
+12.7%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Upper Changi
344m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$789
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$870
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 168C SIMEI LANE Floor 01 TO 03 | 1,012sqft | S$798,000 | ▼S$789 -9.3% vs FV | 99yr from 2011 |
Dec 2025 | Blk 168C SIMEI LANE Floor 01 TO 03 | 1,012sqft | S$798,000 | ▼S$789 -9.3% vs FV | 99yr from 2011 |
Blk 168C SIMEI LANE
Dec 2025 · Floor 01 TO 03
-9.3% vs FV
Blk 168C SIMEI LANE
Dec 2025 · Floor 01 TO 03
-9.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Tampines, with a remaining lease of 84 years, stands at approximately $879,955, translating to $870 PSF. This valuation reflects a modest market signal, indicating a 2.3% difference from the baseline, suggesting a stable yet competitive pricing environment within this sought-after residential district. Tampines has long been recognized for its robust infrastructure and community amenities, making it a preferred choice for families and young professionals alike.
However, it is essential to note the low model confidence attributed to this valuation, primarily based on a limited dataset of just one recent HDB resale transaction in the vicinity. Such a narrow data scope may not fully capture the dynamic nuances of the local market. Investors and potential buyers should consider the broader market trends, including economic indicators and demographic shifts, which could influence future pricing. As the remaining lease ticks down, the valuation may experience fluctuations, emphasizing the importance of strategic timing in property transactions within Singapore's evolving HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.