229 Simei Street 4 520229, Simei, East Region, Singapore
$1,150,000


















Please call William Lin from 99.co 65 8838 O834 to arrange for a viewing. This flat is a Executive HDB for sale with 2 Baths in 229 Simei Street 4, a stunning HDB Resale Flat in Singapore. Discover a rare opportunity to own a beautifully designed executive HDB in the heart of Tampines. This two-floor unit offers a spacious and well-designed layout with 2 bathrooms, a dedicated library, walk-in closet, and storage room — perfect for growing families or those seeking extra space. Its smart layout maximizes both comfort and functionality, creating an ideal living environment. The location is unbeatable — just a 5-minute walk to the MRT and with multiple bus routes nearby, you’ll have seamless connectivity to the rest of the city. Daily conveniences are right at your doorstep, with grocery stores, schools, and parks all within walking distance. This combination of space, location, and convenience makes this home a rare find. Don’t miss this opportunity — come see it for yourself at the open house! Key features ◆ Well-maintained and renovated condition ◆ Well-kept unit condition ◆ Efficient layout ◆ Functional layout ◆ Good layout ◆ Spacious layout ◆ Squarish layout ◆ Regular layout for furniture placement ◆ Bright and airy ◆ Natural air ventilation ◆ Great ventilation ◆ Good size balcony ◆ Enclosed kitchen ◆ Ensuite bathroom ◆ Walk-in wardrobe ◆ Close to MRT ◆ Convenient location ◆ Excellent location ◆ Great for own stay ◆ High rental yield % Nearby amenities ⭑ Nearby MRTs • Simei (305 m) - 5 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Modena Condo/opp Blk 228 (80 m) - 2 mins walk • Between Blks 227/228 (102 m) - 2 mins walk • Blk 233 (109 m) - 2 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • KS Enterprise Pte Ltd - Simei (274 m) - 4 mins walk • Giant Supermarket (298 m) - 5 mins walk • FairPrice Eastpoint (344 m) - 5 mins walk • 2 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Moriah Child Care & Development Centre (136 m) - 2 mins walk • Zhi Ying Linguistic (211 m) - 3 mins walk • Iman Childcare (Simei) Pte Ltd (212 m) - 3 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Community Garden (63 m) - 1 mins walk • Simei Park Connector (318 m) - 5 mins walk • Exercise area (331 m) - 5 mins walk • 5 more parks within 1 km
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…
Automated Valuation based on 305 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$1.00M
S$665 psf
Asking Price
S$1.15M
S$764 psf
vs Market
+14.8%
vs Last Done
+14.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
305 comps
Nearest MRT
Simei
301m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
305 comparable transactions
S$603
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$665
Recent Comparable Transactions
10 shown · 305 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▲S$668 +0.5% vs FV | 99yr from 1988 |
Dec 2025 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▲S$668 +0.5% vs FV | 99yr from 1988 |
Aug 2025 | Blk 229 SIMEI ST 4 Floor 10 TO 12 | 1,572sqft | S$1,108,000 | ▲S$705 +6.0% vs FV | 99yr from 1988 |
Aug 2024 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,528sqft | S$928,000 | ▼S$607 -8.7% vs FV | 99yr from 1988 |
Feb 2026 | Blk 944 TAMPINES AVE 5 Floor 04 TO 06 | 1,528sqft | S$1,108,888 | ▲S$725 +9.0% vs FV | 99yr from 1989 |
Feb 2026 | Blk 892A TAMPINES AVE 8 Floor 07 TO 09 | 1,475sqft | S$915,000 | ▼S$620 -6.8% vs FV | 99yr from 1997 |
Feb 2026 | Blk 893A TAMPINES AVE 8 Floor 04 TO 06 | 1,528sqft | S$880,000 | ▼S$576 -13.4% vs FV | 99yr from 1997 |
Feb 2026 | Blk 125 TAMPINES ST 11 Floor 04 TO 06 | 1,572sqft | S$860,000 | ▼S$547 -17.7% vs FV | 99yr from 1985 |
Feb 2026 | Blk 156 TAMPINES ST 12 Floor 10 TO 12 | 1,679sqft | S$1,060,000 | ▼S$631 -5.1% vs FV | 99yr from 1984 |
Feb 2026 | Blk 245 TAMPINES ST 21 Floor 04 TO 06 | 1,615sqft | S$970,000 | ▼S$601 -9.6% vs FV | 99yr from 1984 |
Feb 2026 | Blk 308 TAMPINES ST 32 Floor 04 TO 06 | 1,528sqft | S$940,000 | ▼S$615 -7.5% vs FV | 99yr from 1993 |
Blk 229 SIMEI ST 4
Dec 2025 · Floor 04 TO 06
+0.5% vs FV
Blk 229 SIMEI ST 4
Dec 2025 · Floor 04 TO 06
+0.5% vs FV
Blk 229 SIMEI ST 4
Aug 2025 · Floor 10 TO 12
+6.0% vs FV
Blk 229 SIMEI ST 4
Aug 2024 · Floor 04 TO 06
-8.7% vs FV
Blk 944 TAMPINES AVE 5
Feb 2026 · Floor 04 TO 06
+9.0% vs FV
Blk 892A TAMPINES AVE 8
Feb 2026 · Floor 07 TO 09
-6.8% vs FV
Blk 893A TAMPINES AVE 8
Feb 2026 · Floor 04 TO 06
-13.4% vs FV
Blk 125 TAMPINES ST 11
Feb 2026 · Floor 04 TO 06
-17.7% vs FV
Blk 156 TAMPINES ST 12
Feb 2026 · Floor 10 TO 12
-5.1% vs FV
Blk 245 TAMPINES ST 21
Feb 2026 · Floor 04 TO 06
-9.6% vs FV
Blk 308 TAMPINES ST 32
Feb 2026 · Floor 04 TO 06
-7.5% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB Executive property in Tampines, with a remaining lease of 75 years, stands at an estimated value of $1,001,973, translating to a price per square foot (PSF) of $665. This valuation is notably positioned above the market average, reflecting a substantial 14.8% premium from the baseline. Such a significant deviation indicates strong demand dynamics in the area, driven by an influx of buyers seeking larger living spaces in well-established neighborhoods. The high model confidence, bolstered by data from 305 recent HDB resale transactions in the vicinity, suggests a robust analytical foundation for this valuation.</p> <p>In the context of Singapore's evolving real estate landscape, this assessment underscores the strategic importance of remaining lease duration in property valuation. With 75 years remaining, this HDB Executive unit not only offers prospective buyers a substantial tenure but also positions itself in a competitive market where leasehold properties are increasingly coveted. The sustained interest in Tampines, characterized by its comprehensive amenities and transport connectivity, further reinforces the desirability of this property, making it a prime candidate for both owner-occupiers and investors alike.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.