78 Tanah Merah Kechil Avenue 465538, Bedok North, East Region, Singapore
$4,500 /month













2 bedroom plus study area Avaible by 30 Nov. Please contact Denmarc at 91918XXXX for viewing or whatapps me https://wa.me/659198XXXX 9.1.9.8.5.2.6.5. OPTIMA @ TANAH MERAH is a 99 year apartment located at 78-88 Tanah Merah Kechil Avenue in district 16 near Tanah Merah MRT, Expo MRT and Simei MRT Station. It comprises a total of 14 storeys and 297 units. It is located in the vicinity of New Upper Changi Road Market and Food Centre and MISS U CAFE. Condo facilities at Optima @ Tanah Merah It has full condo facilities which includes, 50M Infinity Edge-lap pool, Children's Fun Pool, Water Bubblers, Spa Oasis, Lounge Deck, Suntan Deck, Multi-Purpose Deck, Water Feature, Tennis Court, Multi-Purpose Clubhouse, Function room, Steam Bath, Elevated Gym, BBQ Pavilion, Children's Playground, Fitness corner, Jogging Track, Car Park, 24-Hour Security.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
63
Average Price
S1.4M
Total Value
S89.8M
Calculating fair value from URA transaction data…


License: L3010738A
Estimated sale value based on 53 URA transactions · 1 outliers removed (IQR)
Fair Value
S$874,147
S$923 psf
Asking Price
S$4,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
53 comps
Nearest MRT
Tanah Merah
107m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
53 comparable transactions
S$1,416
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.633
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$923
Recent Comparable Transactions
10 shown · 53 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +61.0% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 861sqft | S$1,280,000 | ▲S$1,486 +61.0% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,400,000 | ▲S$1,274 +38.0% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | TANAH MERAH KECHIL AVENUE Floor 11-15 | 2,960sqft | S$3,600,000 | ▲S$1,216 +31.7% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,432sqft | S$2,250,000 | ▲S$1,572 +70.3% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 872sqft | S$1,310,000 | ▲S$1,502 +62.7% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 969sqft | S$1,430,000 | ▲S$1,476 +59.9% vs FV | 99 yrs lease commencing from 2008 |
Mar 2025 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,884sqft | S$2,430,000 | ▲S$1,290 +39.8% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 1,098sqft | S$1,610,000 | ▲S$1,466 +58.8% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | TANAH MERAH KECHIL AVENUE Floor 06-10 | 840sqft | S$1,188,000 | ▲S$1,415 +53.3% vs FV | 99 yrs lease commencing from 2008 |
Oct 2024 | TANAH MERAH KECHIL AVENUE Floor 01-05 | 1,259sqft | S$2,100,000 | ▲S$1,667 +80.6% vs FV | 99 yrs lease commencing from 2008 |
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+61.0% vs FV
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+61.0% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 01-05
+38.0% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 11-15
+31.7% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+70.3% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+62.7% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 06-10
+59.9% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 01-05
+39.8% vs FV
TANAH MERAH KECHIL AVENUE
Dec 2024 · Floor 06-10
+58.8% vs FV
TANAH MERAH KECHIL AVENUE
Nov 2024 · Floor 06-10
+53.3% vs FV
TANAH MERAH KECHIL AVENUE
Oct 2024 · Floor 01-05
+80.6% vs FV
HELIOS AI Analysis
Based on 53 URA transactions (1 outliers removed), adjusted for: Tenure decay (36.7% discount); MRT Tanah Merah 107m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.