234 Simei Street 4 520234, Simei, East Region, Singapore
$868,000
Your Property Trusted Advisor At Your Service ~ ERA Sandy Hong 9787XXXX Sole Marketing Agent for this unit! Spacious High-Floor Corner Home with Flexible Layout in Prime Simei This well-sized 5I corner unit offers a bright, breezy setting with a functional squarish layout—ideal for families and multi-generation living. Move-in ease with pure selling and no extension required, plus the option to carve out a fourth bedroom to suit evolving needs. - Address: 243 Simei Street 5 - Type: 5I HDB, high floor, corner unit - Price: $868,000 nego! - Size: 121 sqm / 1,302 sq ft - Bedrooms: 3 (potential to create 4) - Remaining lease: 69 years - Layout: Squarish, efficient planning, excellent cross ventilation - Sale status: Pure selling, no extension stay - Nearby conveniences: Multiple coffeeshops, supermarket options, clinics, bakeries, wet market, neighbourhood retail, parks and fitness corners, with easy access to Changi Business Park and major expressways Schools within proximity: - PCF Sparkletots @ Changi-Simei Blk 131 (0.22km) - PCF Sparkletots @ Changi-Simei Blk 119 (0.34km) - Changkat Primary School (0.51km) - Changkat Changi Secondary School (0.52km) - PCF Sparkletots @ Tampines-Changkat Blk 284 (0.64km) - Paper Scissors Stone Montessori Kindergarten (0.72km) - Little Shepherds' Schoolhouse @ Church of the Holy Trinity (0.84km) - PCF Sparkletots @ Tampines-Changkat Blk 318 (0.86km) - Chongzheng Primary School (0.86km) - Yumin Primary School (0.97km) MRT/LRT connectivity: - Simei MRT (0.19km) - Upper Changi MRT (0.76km) Secure a rare high-floor corner home with space, convenience, and future flexibility. For viewing arrangements and details, contact SANDY HONG at 9787XXXX.
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
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Automated Valuation based on 146 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$663,463
S$514 psf
Asking Price
S$868,000
S$672 psf
vs Market
+30.8%
vs Last Done
+17.7%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Simei
230m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
146 comparable transactions
S$571
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$514
Recent Comparable Transactions
10 shown · 146 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 138 SIMEI ST 1 Floor 10 TO 12 | 1,313sqft | S$750,000 | ▲S$571 +11.1% vs FV | 99yr from 1988 |
Apr 2026 | Blk 138 SIMEI ST 1 Floor 10 TO 12 | 1,313sqft | S$750,000 | ▲S$571 +11.1% vs FV | 99yr from 1988 |
Apr 2026 | Blk 842 TAMPINES ST 82 Floor 07 TO 09 | 1,313sqft | S$755,000 | ▲S$575 +11.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 156 SIMEI RD Floor 04 TO 06 | 1,313sqft | S$760,000 | ▲S$579 +12.6% vs FV | 99yr from 1989 |
Mar 2026 | Blk 141 SIMEI ST 2 Floor 07 TO 09 | 1,378sqft | S$788,000 | ▲S$572 +11.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 945 TAMPINES AVE 4 Floor 10 TO 12 | 1,378sqft | S$900,888 | ▲S$654 +27.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 859 TAMPINES AVE 5 Floor 07 TO 09 | 1,313sqft | S$813,000 | ▲S$619 +20.4% vs FV | 99yr from 1988 |
Mar 2026 | Blk 861 TAMPINES AVE 5 Floor 04 TO 06 | 1,313sqft | S$820,000 | ▲S$624 +21.4% vs FV | 99yr from 1988 |
Mar 2026 | Blk 232 TAMPINES ST 21 Floor 10 TO 12 | 1,324sqft | S$790,000 | ▲S$597 +16.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 229 TAMPINES ST 23 Floor 10 TO 12 | 1,302sqft | S$767,000 | ▲S$589 +14.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 425 TAMPINES ST 41 Floor 04 TO 06 | 1,313sqft | S$675,000 | ▼S$514 0.0% vs FV | 99yr from 1985 |
Blk 138 SIMEI ST 1
Apr 2026 · Floor 10 TO 12
+11.1% vs FV
Blk 138 SIMEI ST 1
Apr 2026 · Floor 10 TO 12
+11.1% vs FV
Blk 842 TAMPINES ST 82
Apr 2026 · Floor 07 TO 09
+11.9% vs FV
Blk 156 SIMEI RD
Mar 2026 · Floor 04 TO 06
+12.6% vs FV
Blk 141 SIMEI ST 2
Mar 2026 · Floor 07 TO 09
+11.3% vs FV
Blk 945 TAMPINES AVE 4
Mar 2026 · Floor 10 TO 12
+27.2% vs FV
Blk 859 TAMPINES AVE 5
Mar 2026 · Floor 07 TO 09
+20.4% vs FV
Blk 861 TAMPINES AVE 5
Mar 2026 · Floor 04 TO 06
+21.4% vs FV
Blk 232 TAMPINES ST 21
Mar 2026 · Floor 10 TO 12
+16.1% vs FV
Blk 229 TAMPINES ST 23
Mar 2026 · Floor 10 TO 12
+14.6% vs FV
Blk 425 TAMPINES ST 41
Mar 2026 · Floor 04 TO 06
0.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 60 years, stands at an estimated value of $663,463, translating to $514 per square foot. This valuation is notably above the market baseline, reflecting a significant 30.8% premium compared to similar properties in the vicinity. Such a discrepancy indicates strong demand and a bullish sentiment towards the Tampines area, with its well-established amenities, connectivity, and community vibrancy contributing to this premium valuation.
Our analysis is grounded in a robust dataset, incorporating insights from 146 recent HDB resale transactions within the neighbourhood. The high model confidence reinforces the reliability of this valuation, suggesting that potential buyers are willing to invest above the average market rate, likely driven by the perceived long-term value of HDB properties in this prime location. The remaining lease of 60 years does not seem to deter buyers, given the overall market dynamics and the enduring appeal of the Tampines district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.