78 Tanah Merah Kechil Avenue 465538, Bedok North, East Region, Singapore
$2,350,000
Optima Condo For Sale 3 + Study + Utility - 80 Tanah Merah Kechil Avenue, Optima@Tanah Merah S(465514) - Mid Floor With Pool Facing - Study Room Converted Into Walk-In Wardrobe - 3 Bathroom - 1259sqft - Full Condo Facilities - 3 Mins Walk To Tanah Merah MRT Station & Amenities - Fully Furnished & Tenanted At $5300 - Asking $2.35m Neg -Pls Call Hosae At 9079XXXX For Viewing
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: L3002382K
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Automated Valuation based on 52 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.78M
S$1,412 psf
Asking Price
S$2.35M
S$1,867 psf
vs Market
+32.2%
vs Last Done
+25.6%
Tenure
85 yrs
99-year Leasehold · Balance remaining
Confidence
High
52 comps
Nearest MRT
Tanah Merah
107m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
52 comparable transactions
S$1,417
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$1,412
Recent Comparable Transactions
10 shown · 52 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 +5.2% 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 +5.2% 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 -9.8% 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 -13.9% 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 +11.3% 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 +6.4% 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 +4.5% 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 -8.6% 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 +3.8% 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 +0.2% 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 +18.1% vs FV | 99 yrs lease commencing from 2008 |
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+5.2% vs FV
TANAH MERAH KECHIL AVENUE
Aug 2025 · Floor 01-05
+5.2% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 01-05
-9.8% vs FV
TANAH MERAH KECHIL AVENUE
Jun 2025 · Floor 11-15
-13.9% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+11.3% vs FV
TANAH MERAH KECHIL AVENUE
May 2025 · Floor 01-05
+6.4% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 06-10
+4.5% vs FV
TANAH MERAH KECHIL AVENUE
Mar 2025 · Floor 01-05
-8.6% vs FV
TANAH MERAH KECHIL AVENUE
Dec 2024 · Floor 06-10
+3.8% vs FV
TANAH MERAH KECHIL AVENUE
Nov 2024 · Floor 06-10
+0.2% vs FV
TANAH MERAH KECHIL AVENUE
Oct 2024 · Floor 01-05
+18.1% 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.