21 Simei Street 4 528717, Simei, East Region, Singapore
$2,480,000
Property Highlights • Spacious 4-bedroom, 4-bathroom layout • Generous 1,561 sqft functional floor plan • Unblocked landed estate view • Quiet, inward-facing orientation with excellent privacy • Bright and breezy with good natural ventilation • Beautiful wooden flooring in living and bedrooms • Well-sized living and dining areas ideal for family living • Modern kitchen with island concept • Efficient bedroom layout with minimal wasted space • Suitable for multi-generational families Connectivity • Approx. 8–10 minutes’ walk to Simei MRT (East-West Line) • 1 MRT stop to Tanah Merah interchange (connection to Expo & Changi Airport) • Direct train access to City Hall and Raffles Place • Easy access to PIE and ECP for drivers • Convenient commute to Changi Business Park, Expo and Airport Amenities • Walking distance to Eastpoint Mall • NTUC FairPrice supermarket nearby • Wide selection of eateries, cafes and daily conveniences • Close to neighbourhood shops and minimarts • Short drive to Bedok Mall, Jewel Changi Airport and Tampines Regional Centre Rare landed-facing 4-bedroom units are not commonly available. Ideal for families seeking space, privacy and long-term value in the East. Contact for exclusive viewing now!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
138
Average Price
S1.5M
Total Value
S207.1M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 122 URA transactions
Fair Value
S$2.34M
S$1,501 psf
Asking Price
S$2.48M
S$1,589 psf
vs Market
+5.8%
vs Last Done
+0.6%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
122 comps
Nearest MRT
Simei
457m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
122 comparable transactions
S$1,313
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.633
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,501
Recent Comparable Transactions
10 shown · 122 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIMEI STREET 4 Floor 01-05 | 1,367sqft | S$2,160,000 | ▲S$1,580 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | SIMEI STREET 4 Floor 01-05 | 1,367sqft | S$2,160,000 | ▲S$1,580 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | SIMEI STREET 4 Floor 06-10 | 1,270sqft | S$1,750,000 | ▼S$1,378 -8.2% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | SIMEI STREET 4 Floor 11-15 | 1,367sqft | S$1,980,000 | ▼S$1,448 -3.5% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | SIMEI STREET 4 Floor 06-10 | 1,367sqft | S$2,068,000 | ▲S$1,513 +0.8% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | SIMEI STREET 4 Floor 01-05 | 1,367sqft | S$1,950,000 | ▼S$1,426 -5.0% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | SIMEI STREET 4 Floor 01-05 | 538sqft | S$735,000 | ▼S$1,366 -9.0% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | SIMEI STREET 4 Floor 01-05 | 1,367sqft | S$1,935,000 | ▼S$1,415 -5.7% vs FV | 99 yrs lease commencing from 2008 |
Apr 2025 | SIMEI STREET 4 Floor 06-10 | 1,367sqft | S$2,005,000 | ▼S$1,467 -2.3% vs FV | 99 yrs lease commencing from 2008 |
Apr 2025 | SIMEI STREET 4 Floor 01-05 | 1,830sqft | S$2,200,000 | ▼S$1,202 -19.9% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | SIMEI STREET 4 Floor 01-05 | 1,259sqft | S$1,720,000 | ▼S$1,366 -9.0% vs FV | 99 yrs lease commencing from 2008 |
SIMEI STREET 4
Aug 2025 · Floor 01-05
+5.3% vs FV
SIMEI STREET 4
Aug 2025 · Floor 01-05
+5.3% vs FV
SIMEI STREET 4
Jun 2025 · Floor 06-10
-8.2% vs FV
SIMEI STREET 4
Jun 2025 · Floor 11-15
-3.5% vs FV
SIMEI STREET 4
May 2025 · Floor 06-10
+0.8% vs FV
SIMEI STREET 4
May 2025 · Floor 01-05
-5.0% vs FV
SIMEI STREET 4
May 2025 · Floor 01-05
-9.0% vs FV
SIMEI STREET 4
May 2025 · Floor 01-05
-5.7% vs FV
SIMEI STREET 4
Apr 2025 · Floor 06-10
-2.3% vs FV
SIMEI STREET 4
Apr 2025 · Floor 01-05
-19.9% vs FV
SIMEI STREET 4
Mar 2025 · Floor 01-05
-9.0% 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.