167a Simei Lane 521167, Simei, East Region, Singapore
$968,000


















Parc Lumiere, Rare Corner Unit 5-Room, Design, Build & Sell (DBSS) for Sale - Corner Unit, Good size balcony - Well-maintained - 111 sqm (Approx. 1195sqft) - Near Upper Changi MRT & Simei MRT - Near East Point Mall - 24 hours NTUC - Eateries - No stay extension required, fast submission - Partial landed housing enclave view - No west sun - No ethnic quota restrictions (as of Nov 2025) - Asking $968k (view to offer) - Lease balance 84 years 4 months (as of Nov 2025) Child Care Services: - Paper Scissors Stone Montessori Kindergaraden - Maris Kidz Schoolhouse - Moriah Child Care and Development Centre - Iman Childcare (Simei) Pte Ltd - PCF Sparkletots Preschool Schools within 1km: - Changkat Primary School - East Spring Primary School Schools between 1km and 2km: - Chongzheng Primary School - Gongshang Primary School - Tampines Primary School - Yumin Primary School Pls call KC Chong @ 9851 XXXX (CEA Reg. No: R044999J) Lee Ai Leng @ 9635 XXXX (CEA Reg. No: R006514I) for viewing now. https://wa.me/9851XXXX https://wa.me/9635XXXX ERA Realty Network Pte Ltd - Licence No: L3002382K Dear Seller /Landlord If you have intention to sell or rent your place , pls feel free to give me a call for a no obligation discussion. Thank You! Dear Buyer / Tenant If you have intention to buy or rent a place , pls feel free to give me a call for a no obligation discussion. Thank You! Ok
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S4.4M
Total Value
S4.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 7 HDB resale transactions (data.gov.sg)
Fair Value
S$1.06M
S$884 psf
Asking Price
S$968,000
S$810 psf
vs Market
-8.4%
vs Last Done
-7.2%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Upper Changi
336m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$802
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$884
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 167A SIMEI LANE Floor 10 TO 12 | 1,152sqft | S$1,005,000 | ▼S$873 -1.2% vs FV | 99yr from 2011 |
Apr 2026 | Blk 167A SIMEI LANE Floor 10 TO 12 | 1,152sqft | S$1,005,000 | ▼S$873 -1.2% vs FV | 99yr from 2011 |
Feb 2026 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,152sqft | S$942,888 | ▼S$819 -7.4% vs FV | 99yr from 2011 |
Dec 2025 | Blk 167A SIMEI LANE Floor 04 TO 06 | 1,195sqft | S$950,000 | ▼S$795 -10.1% vs FV | 99yr from 2011 |
Sep 2025 | Blk 167A SIMEI LANE Floor 07 TO 09 | 1,195sqft | S$965,000 | ▼S$808 -8.6% vs FV | 99yr from 2011 |
Jul 2025 | Blk 167A SIMEI LANE Floor 01 TO 03 | 1,195sqft | S$930,000 | ▼S$778 -12.0% vs FV | 99yr from 2011 |
Jun 2025 | Blk 167A SIMEI LANE Floor 07 TO 09 | 1,195sqft | S$962,888 | ▼S$806 -8.8% vs FV | 99yr from 2011 |
Jun 2025 | Blk 167A SIMEI LANE Floor 01 TO 03 | 1,195sqft | S$880,000 | ▼S$737 -16.6% vs FV | 99yr from 2011 |
Blk 167A SIMEI LANE
Apr 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 167A SIMEI LANE
Apr 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 167A SIMEI LANE
Feb 2026 · Floor 04 TO 06
-7.4% vs FV
Blk 167A SIMEI LANE
Dec 2025 · Floor 04 TO 06
-10.1% vs FV
Blk 167A SIMEI LANE
Sep 2025 · Floor 07 TO 09
-8.6% vs FV
Blk 167A SIMEI LANE
Jul 2025 · Floor 01 TO 03
-12.0% vs FV
Blk 167A SIMEI LANE
Jun 2025 · Floor 07 TO 09
-8.8% vs FV
Blk 167A SIMEI LANE
Jun 2025 · Floor 01 TO 03
-16.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 84 years, stands at an estimated value of $1,056,777, translating to $884 PSF. This valuation is positioned as a good deal, reflecting an 8.4% difference from the baseline, indicating a favorable market condition for potential buyers. The pricing dynamics in this region point towards a stable demand for HDB properties, particularly in well-established neighborhoods such as Tampines, which is known for its comprehensive amenities and accessibility.
However, it is essential to note that the model confidence for this valuation is categorized as low. This indicates that while the property presents an attractive proposition relative to recent sales—derived from the analysis of 7 recent HDB resale transactions in the vicinity—market fluctuations and external economic factors could influence the actual transaction outcomes. Investors should consider the current lease term as a pivotal aspect, as properties with longer leases generally command better stability in value retention over time. In conclusion, while this HDB unit presents a compelling opportunity, stakeholders are advised to remain vigilant in assessing broader market trends and individual investment objectives.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.