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…


License: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$698,827
S$532 psf
Asking Price
S$790,000
S$602 psf
vs Market
+13.0%
vs Last Done
+0.2%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Upper Changi
528m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$599
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$532
Recent Comparable Transactions
4 shown · 4 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 +13.0% vs FV | 99yr from 1984 |
Jan 2026 | Blk 165 TAMPINES ST 12 Floor 10 TO 12 | 1,442sqft | S$867,000 | ▲S$601 +13.0% vs FV | 99yr from 1984 |
Sep 2025 | Blk 165 TAMPINES ST 12 Floor 07 TO 09 | 1,432sqft | S$830,000 | ▲S$580 +9.0% vs FV | 99yr from 1984 |
Apr 2025 | Blk 165 TAMPINES ST 12 Floor 10 TO 12 | 1,442sqft | S$885,000 | ▲S$614 +15.4% vs FV | 99yr from 1984 |
Apr 2025 | Blk 165 TAMPINES ST 12 Floor 10 TO 12 | 1,432sqft | S$860,000 | ▲S$601 +13.0% vs FV | 99yr from 1984 |
Blk 165 TAMPINES ST 12
Jan 2026 · Floor 10 TO 12
+13.0% vs FV
Blk 165 TAMPINES ST 12
Jan 2026 · Floor 10 TO 12
+13.0% vs FV
Blk 165 TAMPINES ST 12
Sep 2025 · Floor 07 TO 09
+9.0% vs FV
Blk 165 TAMPINES ST 12
Apr 2025 · Floor 10 TO 12
+15.4% vs FV
Blk 165 TAMPINES ST 12
Apr 2025 · Floor 10 TO 12
+13.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room property located in Tampines reflects a noteworthy estimated value of $698,827, translating to $532 per square foot. This figure positions the property above the current market baseline by approximately 13%, indicating a robust demand within this segment of the HDB market. Despite the competitive valuation, the model confidence is rated as low, suggesting that the data supporting this estimate may be less reliable. This is an important consideration for potential investors and homeowners alike.
The remaining lease of 61 years is a critical factor influencing both the value and the desirability of the property. In Singapore's evolving real estate landscape, properties with shorter remaining leases may experience greater depreciation as time progresses, potentially impacting future resale value. Recent trends in the Tampines area, underpinned by four recent HDB resale transactions, reveal a dynamic market influenced by local amenities, transport connectivity, and demographic shifts. As such, while this property presents an attractive valuation opportunity, stakeholders should remain cognizant of the broader market dynamics and lease implications when making informed decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.