23 Simei Street 4 529880, Simei, East Region, Singapore
$1,450,000
*** High Floor Unit *** Quiet Block, No MRT Noise *** Spacious 2 Bedroom + Study Room Which Can Put A Single Bed, Almost Like 3 Bedrooms **** Spacious Master Bedroom *** Bright & Windy *** Door Direction: NW *** Living Room Direction: NE *** Selling With Tenancy Till Dec 2026 *** Beautiful Resort Style Living Condo *** 3 Minutes Walk to Simei MRT & East Point Mall *** 1KM to Changkat Primary School *** Near Changi General Hospital *** Near Expo, Changi Airport & Changi Business Park Contact Judy at 9009.8348 for Viewing! Why This Unit is a "Must-Have": Generous 1,066sqft Layout: Larger than many modern 3-bedroom units. Enjoy a massive master suite, a spacious second bedroom, and a versatile dedicated study—perfect for a home office or nursery. The "Unblocked" Advantage: Positioned to capture maximum airflow and natural light. Wake up to bright, airy interiors and wind-swept evenings. Modern & Meticulous: Featuring a contemporary kitchen and well-maintained finishes, this unit is move-in ready for the next owner. Full Condo Facilities: Dive into the lap pool, hit the gym, or host weekend BBQs in a beautifully landscaped, tropical setting. Unbeatable Connectivity & Lifestyle: Commuter’s Dream: Located just a short stroll from the MRT, providing seamless access to the CBD and Changi Business Park. Retail & Dining Hub: Minutes away from major shopping malls (like Eastpoint) and local artisanal cafes. Elite Education: Situated within a prime residential enclave close to reputable schools and international institutions. Please feel free to contact Judy at 9009XXXX for a viewing and consultation.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
45
Average Price
S1.4M
Total Value
S63.7M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 42 URA transactions
Fair Value
S$1.25M
S$1,171 psf
Asking Price
S$1.45M
S$1,360 psf
vs Market
+16.1%
vs Last Done
+10.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
42 comps
Nearest MRT
Simei
310m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
42 comparable transactions
S$1,089
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.435
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,171
Recent Comparable Transactions
10 shown · 42 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMEI STREET 4 Floor 06-10 | 1,378sqft | S$1,698,800 | ▲S$1,233 +5.3% vs FV | 99 yrs lease commencing from 1997 |
Aug 2025 | SIMEI STREET 4 Floor 06-10 | 1,378sqft | S$1,698,800 | ▲S$1,233 +5.3% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | SIMEI STREET 4 Floor 06-10 | 1,389sqft | S$1,685,000 | ▲S$1,213 +3.6% vs FV | 99 yrs lease commencing from 1997 |
Feb 2025 | SIMEI STREET 4 Floor 01-05 | 1,335sqft | S$1,620,000 | ▲S$1,214 +3.7% vs FV | 99 yrs lease commencing from 1997 |
Jan 2025 | SIMEI STREET 4 Floor 06-10 | 1,528sqft | S$1,860,000 | ▲S$1,217 +3.9% vs FV | 99 yrs lease commencing from 1997 |
Jan 2025 | SIMEI STREET 4 Floor 11-15 | 1,335sqft | S$1,638,000 | ▲S$1,227 +4.8% vs FV | 99 yrs lease commencing from 1997 |
Jul 2024 | SIMEI STREET 4 Floor 06-10 | 1,335sqft | S$1,550,000 | ▼S$1,161 -0.9% vs FV | 99 yrs lease commencing from 1997 |
May 2024 | SIMEI STREET 4 Floor 01-05 | 1,335sqft | S$1,538,888 | ▼S$1,153 -1.5% vs FV | 99 yrs lease commencing from 1997 |
May 2024 | SIMEI STREET 4 Floor 06-10 | 1,378sqft | S$1,595,000 | ▼S$1,158 -1.1% vs FV | 99 yrs lease commencing from 1997 |
Apr 2024 | SIMEI STREET 4 Floor 01-05 | 1,335sqft | S$1,500,000 | ▼S$1,124 -4.0% vs FV | 99 yrs lease commencing from 1997 |
Jan 2024 | SIMEI STREET 4 Floor 06-10 | 1,528sqft | S$1,772,888 | ▼S$1,160 -0.9% vs FV | 99 yrs lease commencing from 1997 |
SIMEI STREET 4
Aug 2025 · Floor 06-10
+5.3% vs FV
SIMEI STREET 4
Aug 2025 · Floor 06-10
+5.3% vs FV
SIMEI STREET 4
Jul 2025 · Floor 06-10
+3.6% vs FV
SIMEI STREET 4
Feb 2025 · Floor 01-05
+3.7% vs FV
SIMEI STREET 4
Jan 2025 · Floor 06-10
+3.9% vs FV
SIMEI STREET 4
Jan 2025 · Floor 11-15
+4.8% vs FV
SIMEI STREET 4
Jul 2024 · Floor 06-10
-0.9% vs FV
SIMEI STREET 4
May 2024 · Floor 01-05
-1.5% vs FV
SIMEI STREET 4
May 2024 · Floor 06-10
-1.1% vs FV
SIMEI STREET 4
Apr 2024 · Floor 01-05
-4.0% vs FV
SIMEI STREET 4
Jan 2024 · Floor 06-10
-0.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.