









About house : - One of the best layout in East Meadows - Spacious living room and dining area - 3 good-size bedrooms with utility room in the yard area - Full live-in area, no balcony - High floor unit; 1227sqft - Swimming pool views from the unit - Bright and very breezy Serious seller, pure selling no extension needed. Full condo facilities - swimming pools, bbq pits, tennis courts, sheltered and open-air carpark lots, gym, function room, children playground About location: - Just a short walk to Tanah Merah MRT station (0.5 km), commuting is a breeze. - Families will appreciate the proximity to notable schools, including Bedok South Secondary School (0.8 km) and Anglican High School (0.5 km). - Grocery shopping is hassle-free with FairPrice Bedok Nth St 4 (1.2 km) nearby and newEcon - Low See Seng Econ Mini-Mart (0.6 km) just around the corner. - For leisure and shopping, East Village (0.6 km) and Bedok Shopping Complex (0.8 km) are just a stone's throw away. Bedok Mall and Changi City Point (1 mrt stop away) - Easy access to main expressways; PIE and ECP
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
76
Average Price
S1.4M
Total Value
S105.5M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1751 URA transactions · 2 outliers removed (IQR)
Fair Value
S$841,244
S$686 psf
Asking Price
S$1.60M
S$1,304 psf
vs Market
+90.2%
vs Last Done
+7.2%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
1751 comps
Nearest MRT
Tanah Merah
286m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1751 comparable transactions
S$1,533
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.418
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$686
Recent Comparable Transactions
10 shown · 1751 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +77.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +77.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | LIMAU RISE Floor - | 2,371sqft | S$2,743,000 | ▲S$1,157 +68.7% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 689sqft | S$1,210,000 | ▲S$1,756 +156.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 441sqft | S$730,000 | ▲S$1,654 +141.1% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BEDOK SOUTH AVENUE 3 Floor 06-10 | 1,173sqft | S$1,265,000 | ▲S$1,078 +57.1% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | BEDOK SOUTH AVENUE 3 Floor 11-15 | 1,173sqft | S$1,250,000 | ▲S$1,065 +55.2% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 01-05 | 958sqft | S$1,150,000 | ▲S$1,200 +74.9% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,660,888 | ▲S$1,254 +82.8% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,590,000 | ▲S$1,201 +75.1% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | LIMAU GARDEN Floor - | 2,260sqft | S$2,330,000 | ▲S$1,031 +50.3% vs FV | 99 yrs lease commencing from 1994 |
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+77.3% vs FV
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+77.3% vs FV
LIMAU RISE
Aug 2025 · Floor -
+68.7% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+156.0% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+141.1% vs FV
BEDOK SOUTH AVENUE 3
Aug 2025 · Floor 06-10
+57.1% vs FV
BEDOK SOUTH AVENUE 3
Aug 2025 · Floor 11-15
+55.2% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 01-05
+74.9% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+82.8% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+75.1% vs FV
LIMAU GARDEN
Aug 2025 · Floor -
+50.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1751 URA transactions (2 outliers removed), adjusted for: Tenure decay (58.2% discount); MRT Tanah Merah 286m away (+3%); AI-detected value boosters: high ceiling, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.