A case study of monitoring and analysis of surface settlement induced by tunneling of Tabriz metro line 2 (TML2) is presented in this paper. The TML2 single tunnel has been excavated using earth pressure balanced TBM with a cutting-wheel diameter of 9.49 m since 2015. Presented measurements of surface settlements, were collected during the construction of western part of the project (between west depot and S02 station) where the tunnel was being excavated in sand and silt, below the water table and at an average axis depth of about 16 m. Settlement readings were back-analyzed using Gaussian formula, both in longitudinal and transversal directions, in order to estimate volume loss and settlement trough width factor. In addition to settlements, face support and tail grouting pressures were monitored, providing a comprehensive description of the EPB performance. Using the gap model, volume loss prediction was carried out. Also, COB empirical method for determination of the face pressure was employed in order to compare with field monitored data. Likewise, FE simulation was used in various sections employing the code Simulia ABAQUS, to investigate the efficiency of numerical modelling for the estimating of the tunneling induced-surface settlements under such a geotechnical condition. In this regard, the main aspects of a mechanized excavation were simulated. For the studied sections, numerical simulation is not capable of reproducing the high values of in-situ-measured surface settlements, applying Mohr-Coulomb constitutive law for soil. Based on results, for the mentioned case study, the range of estimated volume loss mostly varies from 0.2% to 0.7%, having an average value of 0.45%.