450 Upper Changi Road 487040, Bedok North, East Region, Singapore
$1,730,000

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Total Transactions
15
Average Price
S1.2M
Total Value
S17.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 11 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.23M
S$956 psf
Asking Price
S$1.73M
S$1,340 psf
vs Market
+40.2%
vs Last Done
+33.2%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
11 comps
Nearest MRT
Tanah Merah
558m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$948
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$956
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2023 | UPPER CHANGI ROAD Floor 01-05 | 1,173sqft | S$1,180,000 | ▲S$1,006 +5.2% vs FV | 99 yrs lease commencing from 1996 |
Apr 2023 | UPPER CHANGI ROAD Floor 01-05 | 1,173sqft | S$1,180,000 | ▲S$1,006 +5.2% vs FV | 99 yrs lease commencing from 1996 |
Sep 2022 | UPPER CHANGI ROAD Floor 01-05 | 1,346sqft | S$1,295,000 | ▲S$962 +0.6% vs FV | 99 yrs lease commencing from 1996 |
Mar 2022 | UPPER CHANGI ROAD Floor 01-05 | 872sqft | S$838,000 | ▲S$961 +0.5% vs FV | 99 yrs lease commencing from 1996 |
Mar 2022 | UPPER CHANGI ROAD Floor 01-05 | 872sqft | S$838,000 | ▲S$961 +0.5% vs FV | 99 yrs lease commencing from 1996 |
Feb 2022 | UPPER CHANGI ROAD Floor 01-05 | 936sqft | S$880,000 | ▼S$940 -1.7% vs FV | 99 yrs lease commencing from 1996 |
Feb 2022 | UPPER CHANGI ROAD Floor 01-05 | 1,292sqft | S$1,220,000 | ▼S$945 -1.2% vs FV | 99 yrs lease commencing from 1996 |
Dec 2021 | UPPER CHANGI ROAD Floor 01-05 | 1,216sqft | S$1,105,000 | ▼S$908 -5.0% vs FV | 99 yrs lease commencing from 1996 |
Sep 2021 | UPPER CHANGI ROAD Floor 01-05 | 1,001sqft | S$920,000 | ▼S$919 -3.9% vs FV | 99 yrs lease commencing from 1996 |
Sep 2021 | UPPER CHANGI ROAD Floor 01-05 | 1,098sqft | S$1,038,000 | ▼S$945 -1.2% vs FV | 99 yrs lease commencing from 1996 |
Aug 2021 | UPPER CHANGI ROAD Floor 01-05 | 1,270sqft | S$1,128,880 | ▼S$889 -7.0% vs FV | 99 yrs lease commencing from 1996 |
UPPER CHANGI ROAD
Apr 2023 · Floor 01-05
+5.2% vs FV
UPPER CHANGI ROAD
Apr 2023 · Floor 01-05
+5.2% vs FV
UPPER CHANGI ROAD
Sep 2022 · Floor 01-05
+0.6% vs FV
UPPER CHANGI ROAD
Mar 2022 · Floor 01-05
+0.5% vs FV
UPPER CHANGI ROAD
Mar 2022 · Floor 01-05
+0.5% vs FV
UPPER CHANGI ROAD
Feb 2022 · Floor 01-05
-1.7% vs FV
UPPER CHANGI ROAD
Feb 2022 · Floor 01-05
-1.2% vs FV
UPPER CHANGI ROAD
Dec 2021 · Floor 01-05
-5.0% vs FV
UPPER CHANGI ROAD
Sep 2021 · Floor 01-05
-3.9% vs FV
UPPER CHANGI ROAD
Sep 2021 · Floor 01-05
-1.2% vs FV
UPPER CHANGI ROAD
Aug 2021 · Floor 01-05
-7.0% 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.