165 Simei Road 520165, Simei, East Region, Singapore
$790,000
Bll 165 **No ethnic restrictions** • Perfect for families seeking spacious corner unit with privacy • Rare property with high ceiling and unblocked view • 4 large bedrooms and 2 bathrooms • Well-maintained and clean environment • Approx 10-min walking distance to MRT • Open and multi-storey carpark both available Extension required. Discover your dream home with this spacious 4 bedroom HDB available for sale now! This well-appointed unit spans 1313 sqft and features 2 bathrooms, perfect for families seeking comfort and convenience. Located just a short distance from Simei MRT (0.8 km) and Upper Changi MRT (1.5 km), commuting is a breeze. Families will appreciate the proximity to Iman Childcare (Simei) Pte Ltd (0.6 km) for early education and Finesse Inline Skating Centre (0.9 km) for recreational activities. Shopping is made easy with FairPrice Eastpoint Mall (0.5 km) and Eastpoint Mall (0.5 km) nearby, offering a variety of retail options and dining experiences. The unit comes equipped with modern air conditioning and covered car parking, ensuring comfort and convenience for you and your family. Don’t miss out on this incredible opportunity to own a lovely HDB in a vibrant community. Act fast and make this your new home today!
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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$670,807
S$511 psf
Asking Price
S$790,000
S$602 psf
vs Market
+17.8%
vs Last Done
+0.2%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Upper Changi
528m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$511
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 165 TAMPINES ST 12 Floor 10 TO 12 | 1,442sqft | S$867,000 | ▲S$601 +17.6% vs FV | 99yr from 1984 |
Jan 2026 | Blk 165 TAMPINES ST 12 Floor 10 TO 12 | 1,442sqft | S$867,000 | ▲S$601 +17.6% vs FV | 99yr from 1984 |
Dec 2025 | Blk 165 SIMEI RD Floor 04 TO 06 | 1,378sqft | S$748,800 | ▲S$543 +6.3% vs FV | 99yr from 1989 |
Sep 2025 | Blk 165 TAMPINES ST 12 Floor 07 TO 09 | 1,432sqft | S$830,000 | ▲S$580 +13.5% vs FV | 99yr from 1984 |
Blk 165 TAMPINES ST 12
Jan 2026 · Floor 10 TO 12
+17.6% vs FV
Blk 165 TAMPINES ST 12
Jan 2026 · Floor 10 TO 12
+17.6% vs FV
Blk 165 SIMEI RD
Dec 2025 · Floor 04 TO 06
+6.3% vs FV
Blk 165 TAMPINES ST 12
Sep 2025 · Floor 07 TO 09
+13.5% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the HDB 5 Room unit located in Tampines presents a unique valuation scenario. With a remaining lease of 61 years, this property is estimated at $670,807, translating to $511 PSF. Notably, this valuation exceeds the baseline by 17.8%, signalling a price point that is above the current market trend. This premium valuation could be indicative of several underlying factors, including the desirability of the Tampines locality, which is known for its robust amenities and connectivity.
However, the model confidence for this valuation is categorized as low, primarily due to the reliance on only three recent HDB resale transactions in the vicinity. This limited data set may not fully encapsulate the broader market dynamics or potential fluctuations in demand, especially considering the significant remaining lease period. Buyers and investors should remain cautious and consider the implications of lease longevity on property value, as well as the overall market conditions that could impact future resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.