148 Simei Street 1 520148, Simei, East Region, Singapore
$850,000
A rare opportunity to own a spacious unique layout, renovated, corner 5-room, (Improved) HDB (approx. 123 sqm) in the heart of Simei, a highly sought-after mature estate known for its convenience, schools, and family-friendly living. Homes of this size are increasingly hard to find, making this unit ideal for families upgrading or buyers who value space, layout, and long-term liveability. Key Highlights • Approx. 123 sqm / 1,323+ sqft – significantly larger than newer 5-room flats • Efficient, squarish layout – easy to renovate and reconfigure • Mid-floor unit – good privacy, natural light & ventilation • Peaceful mature estate with full amenities nearby • Move-in ready or renovate to your taste Location & Connectivity • Walking distance to Simei MRT (EW3) • Easy access to PIE & ECP • Short commute to: • Changi Business Park • Airport & aviation hub • Tampines Regional Centre Schools & Amenities • Near established schools such as: • Simei Primary School • Changkat Primary School • Angsana Primary School • Close to markets, eateries, parks, and daily conveniences Ideal For • Families upgrading from 3- or 4-room flats • Multi-generation households • Buyers prioritising space + MRT + schools over condo facilities Viewings by appointment only Oversized 5-room units in Simei are limited and in strong demand. Contact now Rekael Das @ 9119XXXX to secure a private viewing Oversized 5-room units in Simei are limited and in strong demand. Contact now to secure a private viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$771,806
S$583 psf
Asking Price
S$850,000
S$642 psf
vs Market
+10.1%
vs Last Done
+10.9%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Simei
445m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$583
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -0.7% vs FV | 99yr from 1989 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▼S$579 -0.7% vs FV | 99yr from 1989 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +6.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 876C TAMPINES AVE 8 Floor 04 TO 06 | 1,216sqft | S$908,000 | ▲S$747 +28.1% vs FV | 99yr from 2021 |
Mar 2026 | Blk 515C TAMPINES CTRL 7 Floor 01 TO 03 | 1,130sqft | S$720,000 | ▲S$637 +9.3% vs FV | 99yr from 2008 |
Mar 2026 | Blk 609B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$930,000 | ▲S$765 +31.2% vs FV | 99yr from 2020 |
Mar 2026 | Blk 610A TAMPINES NTH DR 1 Floor 01 TO 03 | 1,216sqft | S$822,000 | ▲S$676 +16.0% vs FV | 99yr from 2020 |
Mar 2026 | Blk 612B TAMPINES NTH DR 1 Floor 10 TO 12 | 1,216sqft | S$968,000 | ▲S$796 +36.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +2.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 425 TAMPINES ST 41 Floor 04 TO 06 | 1,313sqft | S$675,000 | ▼S$514 -11.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 496B TAMPINES ST 43 Floor 07 TO 09 | 1,324sqft | S$768,888 | ▼S$581 -0.3% vs FV | 99yr from 1993 |
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+6.2% vs FV
Blk 876C TAMPINES AVE 8
Mar 2026 · Floor 04 TO 06
+28.1% vs FV
Blk 515C TAMPINES CTRL 7
Mar 2026 · Floor 01 TO 03
+9.3% vs FV
Blk 609B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+31.2% vs FV
Blk 610A TAMPINES NTH DR 1
Mar 2026 · Floor 01 TO 03
+16.0% vs FV
Blk 612B TAMPINES NTH DR 1
Mar 2026 · Floor 10 TO 12
+36.5% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+2.4% vs FV
Blk 425 TAMPINES ST 41
Mar 2026 · Floor 04 TO 06
-11.8% vs FV
Blk 496B TAMPINES ST 43
Mar 2026 · Floor 07 TO 09
-0.3% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of this HDB 5 Room unit in Tampines reflects a nuanced understanding of both local demand and broader market trends. With an estimated value of $771,806 (equating to $583 PSF), this property is positioned above the market baseline by 10.1%, indicating a robust demand for HDB properties in this district. The remaining lease of 60 years plays a critical role in this valuation, as properties with longer leases typically command higher prices, appealing to both families and investors seeking stability in their housing investment.
This valuation is further supported by a comprehensive analysis of 500 recent HDB resale transactions in the vicinity, which demonstrates a high level of model confidence. The dynamics of the Tampines area, known for its well-developed infrastructure, access to amenities, and strong community appeal, contribute significantly to this uplift in value. As such, this HDB unit not only represents a sound investment opportunity but also reflects the continuing strength of the residential property market in Singapore, particularly in well-established neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.