105 Simei Street 1 520105, Simei, East Region, Singapore
$999,000
Discover a rare opportunity to own a generously sized 4-bedroom home in the heart of Simei. Located at Simei Street 1, this 1,572 sqft unit offers the ideal combination of space, convenience, and family-friendly living. Perfect for growing families or multi-generational households, this home provides well-defined living spaces, practical layout, and everyday accessibility to key amenities. Key Highlights 4 Bedrooms + 3 Bathrooms – Ideal for families needing space and privacy 1,572 sqft – Rare large-format HDB layout Functional Layout – Spacious living & dining areas Utility Room – Extra storage or helper’s room Well-maintained with Air Conditioning – Move-in ready comfort Available from 15 July 2026 Unmatched Convenience 5-min walk to Simei MRT Station – Seamless connectivity Walking distance to Eastpoint Mall – Dining, retail & essentials 0.4 km to FairPrice Eastpoint Mall – Daily groceries made easy Surrounded by eateries, clinics & lifestyle amenities Family-Friendly Location Close to My First Skool at Eastpoint Mall Near Smiling Star Speedy Chinese Character Recognition Established neighbourhood with strong community living Why This Unit Stands Out Units of this size are increasingly rare in today’s market. With its spacious configuration, prime Simei location, and doorstep convenience, this is a home that balances livability and long-term value. Arrange a Viewing Don’t miss this opportunity to secure a large, well-located family home in Simei. Contact Exclusive Agent: Marvin Lee WhatsApp: https://wa.me/658444XXXX
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: L3002382K
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$864,251
S$550 psf
Asking Price
S$999,000
S$636 psf
vs Market
+15.6%
vs Last Done
+4.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Simei
389m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$611
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$550
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 105 SIMEI ST 1 Floor 01 TO 03 | 1,572sqft | S$960,000 | ▲S$611 +11.1% vs FV | 99yr from 1988 |
Dec 2025 | Blk 105 SIMEI ST 1 Floor 01 TO 03 | 1,572sqft | S$960,000 | ▲S$611 +11.1% vs FV | 99yr from 1988 |
Blk 105 SIMEI ST 1
Dec 2025 · Floor 01 TO 03
+11.1% vs FV
Blk 105 SIMEI ST 1
Dec 2025 · Floor 01 TO 03
+11.1% vs FV
HELIOS AI Analysis
In the current real estate landscape of Singapore, the valuation of an HDB Executive unit in Tampines, with a remaining lease of 60 years, presents a compelling case for analysis. The estimated value of $864,251, equating to $550 per square foot, positions this property significantly above the market baseline by 15.6%. This premium valuation raises pertinent questions regarding the underlying market dynamics, as it suggests that the property is perceived to hold exceptional value relative to its peers.
However, it is crucial to note that the model confidence for this valuation is categorized as low, primarily due to the reliance on a scant dataset, with only one recent HDB resale transaction in the vicinity to substantiate the assessment. This limited data points to potential volatility in market sentiment and underscores the importance of considering broader economic indicators and local developments in the Tampines area. As the remaining lease diminishes, future valuations may be influenced by both the physical condition of the property and the evolving preferences of homebuyers, particularly those who prioritize longevity in their investment. Therefore, stakeholders should approach this valuation with a discerning perspective, weighing the benefits of the current market positioning against the potential risks associated with the remaining lease term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.