42 Upper East Coast Road 455213, Frankel, East Region, Singapore
$1,180,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S3.1M
Total Value
S3.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 256 URA transactions
Fair Value
S$1.04M
S$1,686 psf
Asking Price
S$1.18M
S$1,922 psf
vs Market
+14.0%
vs Last Done
+8.3%
Tenure
Freehold
No lease decay
Confidence
High
256 comps
Nearest MRT
Bedok
1317m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
256 comparable transactions
S$1,503
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,686
Recent Comparable Transactions
10 shown · 256 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ELLIOT ROAD Floor 01-05 | 2,831sqft | S$5,025,000 | ▲S$1,775 +5.3% vs FV | Freehold |
Aug 2025 | ELLIOT ROAD Floor 01-05 | 2,831sqft | S$5,025,000 | ▲S$1,775 +5.3% vs FV | Freehold |
Aug 2025 | EAST COAST AVENUE Floor 01-05 | 1,722sqft | S$2,830,000 | ▼S$1,643 -2.6% vs FV | Freehold |
Aug 2025 | FERNWOOD TERRACE Floor 01-05 | 1,195sqft | S$2,080,000 | ▲S$1,741 +3.3% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor 01-05 | 1,701sqft | S$2,780,000 | ▼S$1,635 -3.0% vs FV | Freehold |
Jul 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,389sqft | S$1,850,000 | ▼S$1,332 -21.0% vs FV | Freehold |
Jul 2025 | FIRST STREET Floor 01-05 | 517sqft | S$855,000 | ▼S$1,655 -1.8% vs FV | Freehold |
Jun 2025 | ELLIOT ROAD Floor 01-05 | 1,475sqft | S$2,750,000 | ▲S$1,865 +10.6% vs FV | Freehold |
Jun 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,800,000 | ▼S$1,593 -5.5% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | JALAN TUA KONG Floor 01-05 | 1,442sqft | S$2,310,000 | ▼S$1,602 -5.0% vs FV | Freehold |
Jun 2025 | JALAN TUA KONG Floor 01-05 | 850sqft | S$1,470,000 | ▲S$1,729 +2.6% vs FV | Freehold |
ELLIOT ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
ELLIOT ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
EAST COAST AVENUE
Aug 2025 · Floor 01-05
-2.6% vs FV
FERNWOOD TERRACE
Aug 2025 · Floor 01-05
+3.3% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor 01-05
-3.0% vs FV
UPPER EAST COAST ROAD
Jul 2025 · Floor 01-05
-21.0% vs FV
FIRST STREET
Jul 2025 · Floor 01-05
-1.8% vs FV
ELLIOT ROAD
Jun 2025 · Floor 01-05
+10.6% vs FV
JALAN SEMPADAN
Jun 2025 · Floor 01-05
-5.5% vs FV
JALAN TUA KONG
Jun 2025 · Floor 01-05
-5.0% vs FV
JALAN TUA KONG
Jun 2025 · Floor 01-05
+2.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.