123 Simei Street 1 520123, Simei, East Region, Singapore
$650,000
Looking for an area near Tampines but want to be away from the bustle of Tampines? Simei might be the best alternative from you! This unit is just 5 minutes walk to Simei MRT with Tampines MRT just the next stop. It is as accessible to Tampines One as compared to Tampines West and Tampines East. Contact Hidhir @ 9325XXXX for a exclusive viewing of this rare unit in the area! Details: - 4A, 104sqm - Mid floor - Elevated corridor unit - Squarish & spacious layout - HIP completed - 5 minutes walk to EastPoint Mall & Simei MRT - 5 minutes walk to Giant, Fairprice & Sri Murugan - Easy access to Pan-Island Expressway - Nearby to many shops across the road - M.Y World Preschool just downstairs Require: - 60 days submission - 3 months extension - Open to all ethnic group (as of Aug 2024) Wide variety of schools within 2km radius: - Chongzheng Primary School - Tampines Primary School - Yumin Primary School - Changkat Primary School - Tampines North Primary School - Gongshang Primary School - East View Primary School - Junyuan Primary School - St. Anthony’s Canossian Primary School - St Hilda’s Primary School
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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$609,951
S$545 psf
Asking Price
S$650,000
S$581 psf
vs Market
+6.6%
vs Last Done
-4.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Simei
236m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$606
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$545
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 123 SIMEI ST 1 Floor 04 TO 06 | 1,119sqft | S$678,000 | ▲S$606 +11.2% vs FV | 99yr from 1988 |
Nov 2025 | Blk 123 SIMEI ST 1 Floor 04 TO 06 | 1,119sqft | S$678,000 | ▲S$606 +11.2% vs FV | 99yr from 1988 |
Blk 123 SIMEI ST 1
Nov 2025 · Floor 04 TO 06
+11.2% vs FV
Blk 123 SIMEI ST 1
Nov 2025 · Floor 04 TO 06
+11.2% vs FV
HELIOS AI Analysis
In the current property landscape of Singapore, the valuation of the HDB 4 Room unit in Tampines presents an intriguing case study. With an estimated value of $609,951, translating to $545 per square foot (PSF), this property is positioned above the market baseline by 6.6%. This premium valuation reflects an optimistic sentiment towards HDB properties in the area, despite the remaining lease of 60 years, which typically influences buyer sentiment and pricing strategies.
However, it is essential to note that the model confidence for this valuation is categorized as low, predominantly due to the reliance on a single recent HDB resale transaction within the vicinity. This limited data can introduce volatility into the valuation process, as market dynamics in the region can shift rapidly based on various external factors, including demand-supply fluctuations, economic conditions, and demographic trends. Therefore, potential buyers and investors should approach this valuation with a nuanced understanding of the local market context and the inherent risks associated with lower leasehold properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.