168d Simei Lane 524168, Simei, East Region, Singapore
$1,000,000
*** NEW LISTING *** - EXTREMELY RARE WELL MAINTAINED 3 BEDROOMS / BEDDER UNIT !!! - PROPERTY SIZE: APPROX. 1195 SQFT !!! - VERY BRIGHT & WINDY UNIT !!! - NO NOON / WEST SUN !!! - Lift Level !!! - UNIT COMES WITH ATTACHED BALCONY AT LIVING AREA !!! - 3 SPACIOUS & SQUARISH BEDROOMS !!! - Spacious & Squarish Living / Dining Area !!! - Very Well Kept & Maintained Unit !!! - Very Serious & Motivated Seller !!! - Amenities, Schools, Bus-Stops, Shopping Malls & Eateries all Just Within Walking Distance !!! - A 1 LOCATION !!! VIEW TO APPRECIATE !!! CALL ME TODAY TO AVOID MISSING OUT !!! 8488XXXX !!! 8488XXXX !!! 8488XXXX !!!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S4.5M
Total Value
S18.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$1.06M
S$890 psf
Asking Price
S$1.00M
S$837 psf
vs Market
-6.0%
vs Last Done
+2.6%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Upper Changi
390m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$808
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$890
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 168D SIMEI LANE Floor 07 TO 09 | 1,152sqft | S$940,000 | ▼S$816 -8.3% vs FV | 99yr from 2011 |
Mar 2026 | Blk 168D SIMEI LANE Floor 07 TO 09 | 1,152sqft | S$940,000 | ▼S$816 -8.3% vs FV | 99yr from 2011 |
Oct 2025 | Blk 168D SIMEI LANE Floor 07 TO 09 | 1,152sqft | S$978,000 | ▼S$849 -4.6% vs FV | 99yr from 2011 |
Jun 2025 | Blk 168D SIMEI LANE Floor 04 TO 06 | 1,195sqft | S$905,000 | ▼S$757 -14.9% vs FV | 99yr from 2011 |
Blk 168D SIMEI LANE
Mar 2026 · Floor 07 TO 09
-8.3% vs FV
Blk 168D SIMEI LANE
Mar 2026 · Floor 07 TO 09
-8.3% vs FV
Blk 168D SIMEI LANE
Oct 2025 · Floor 07 TO 09
-4.6% vs FV
Blk 168D SIMEI LANE
Jun 2025 · Floor 04 TO 06
-14.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Tampines, with a remaining lease of 84 years, presents a compelling opportunity for prospective buyers. Priced at approximately $1,063,977, or $890 per square foot, this property is currently positioned as a good deal in the market, reflecting a 6% advantage over the baseline valuation. This positive differential indicates a favorable entry point, particularly in a dynamic district such as Tampines, which is known for its robust infrastructure and vibrant community amenities.
However, it is essential to acknowledge the model confidence associated with this valuation, which is rated as low. This suggests that while the property appears to be a promising investment based on recent comparable HDB resale transactions in the area, fluctuations in market conditions could influence future valuations. Buyers should remain cautious and consider the broader economic indicators and real estate trends that may impact the desirability of HDB properties in the long term. Overall, this listing reflects an intriguing balance of opportunity against the backdrop of evolving market dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.