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…


License: L3008899K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$725,404
S$717 psf
Asking Price
S$899,999
S$889 psf
vs Market
+24.1%
vs Last Done
-3.1%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Upper Changi
344m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$650
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$717
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +27.9% vs FV | 99yr from 2011 |
Mar 2026 | Blk 167D SIMEI LANE Floor 10 TO 12 | 1,012sqft | S$928,000 | ▲S$917 +27.9% vs FV | 99yr from 2011 |
Mar 2026 | Blk 811 TAMPINES AVE 4 Floor 10 TO 12 | 980sqft | S$636,000 | ▼S$649 -9.5% vs FV | 99yr from 1985 |
Mar 2026 | Blk 868B TAMPINES AVE 8 Floor 04 TO 06 | 990sqft | S$735,000 | ▲S$742 +3.5% vs FV | 99yr from 2015 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,001sqft | S$710,000 | ▼S$709 -1.1% vs FV | 99yr from 2021 |
Mar 2026 | Blk 879B TAMPINES AVE 8 Floor 13 TO 15 | 1,001sqft | S$770,000 | ▲S$769 +7.3% vs FV | 99yr from 2017 |
Mar 2026 | Blk 879 TAMPINES AVE 8 Floor 07 TO 09 | 1,119sqft | S$628,000 | ▼S$561 -21.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 522B TAMPINES CTRL 7 Floor 13 TO 15 | 1,001sqft | S$808,000 | ▲S$807 +12.6% vs FV | 99yr from 2015 |
Mar 2026 | Blk 519B TAMPINES CTRL 8 Floor 07 TO 09 | 904sqft | S$851,500 | ▲S$942 +31.4% vs FV | 99yr from 2014 |
Mar 2026 | Blk 519A TAMPINES CTRL 8 Floor 04 TO 06 | 904sqft | S$865,000 | ▲S$957 +33.5% vs FV | 99yr from 2014 |
Mar 2026 | Blk 610C TAMPINES NTH DR 1 Floor 04 TO 06 | 1,001sqft | S$735,000 | ▲S$734 +2.4% vs FV | 99yr from 2020 |
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+27.9% vs FV
Blk 167D SIMEI LANE
Mar 2026 · Floor 10 TO 12
+27.9% vs FV
Blk 811 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
-9.5% vs FV
Blk 868B TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+3.5% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
-1.1% vs FV
Blk 879B TAMPINES AVE 8
Mar 2026 · Floor 13 TO 15
+7.3% vs FV
Blk 879 TAMPINES AVE 8
Mar 2026 · Floor 07 TO 09
-21.8% vs FV
Blk 522B TAMPINES CTRL 7
Mar 2026 · Floor 13 TO 15
+12.6% vs FV
Blk 519B TAMPINES CTRL 8
Mar 2026 · Floor 07 TO 09
+31.4% vs FV
Blk 519A TAMPINES CTRL 8
Mar 2026 · Floor 04 TO 06
+33.5% vs FV
Blk 610C TAMPINES NTH DR 1
Mar 2026 · Floor 04 TO 06
+2.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Tampines, currently estimated at $725,404 (or $717 PSF), reflects a robust market position, significantly above the baseline by 24.1%. This premium pricing is indicative of the strong demand dynamics in the region, particularly given the remaining lease of 84 years, which adds a layer of appeal for potential buyers who prioritize long-term investment security. The high confidence level in this valuation, supported by data from 500 recent HDB resale transactions in the vicinity, underscores the reliability of the market signals.
Notably, the elevated value suggests a competitive market environment, where factors such as location, amenities, and future infrastructural developments play a crucial role in influencing buyer sentiment. Tampines continues to be a sought-after district, known for its accessibility and vibrant community offerings. This valuation not only highlights the property’s intrinsic value but also signals the ongoing upward trajectory of HDB prices in the area, making it a strategic investment opportunity for discerning buyers looking to capitalize on the favorable leasehold structure and market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.