451 Upper East Coast Road 466499, Bedok South, East Region, Singapore
$1,580,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
32
Average Price
S1.9M
Total Value
S60.6M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 22 URA transactions
Fair Value
S$1.39M
S$1,658 psf
Asking Price
S$1.58M
S$1,881 psf
vs Market
+13.5%
vs Last Done
+19.8%
Tenure
Freehold
No lease decay
Confidence
High
22 comps
Nearest MRT
Tanah Merah
1367m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
22 comparable transactions
S$1,658
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$1,658
Recent Comparable Transactions
10 shown · 22 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$2,400,000 | ▼S$1,570 -5.3% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$2,400,000 | ▼S$1,570 -5.3% vs FV | Freehold |
Mar 2025 | UPPER EAST COAST ROAD Floor 01-05 | 829sqft | S$1,480,000 | ▲S$1,786 +7.7% vs FV | Freehold |
Feb 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,238sqft | S$2,185,000 | ▲S$1,765 +6.5% vs FV | Freehold |
Jan 2025 | UPPER EAST COAST ROAD Floor 06-10 | 1,238sqft | S$2,430,000 | ▲S$1,963 +18.4% vs FV | Freehold |
Aug 2024 | UPPER EAST COAST ROAD Floor 01-05 | 1,238sqft | S$2,280,000 | ▲S$1,842 +11.1% vs FV | Freehold |
Apr 2024 | UPPER EAST COAST ROAD Floor 01-05 | 1,238sqft | S$2,150,000 | ▲S$1,737 +4.8% vs FV | Freehold |
Dec 2023 | UPPER EAST COAST ROAD Floor 06-10 | 1,249sqft | S$2,170,000 | ▲S$1,738 +4.8% vs FV | Freehold |
Oct 2023 | UPPER EAST COAST ROAD Floor 06-10 | 1,668sqft | S$2,688,000 | ▼S$1,611 -2.8% vs FV | Freehold |
Jun 2023 | UPPER EAST COAST ROAD Floor 06-10 | 1,249sqft | S$2,000,000 | ▼S$1,602 -3.4% vs FV | Freehold |
Apr 2023 | UPPER EAST COAST ROAD Floor 01-05 | 1,227sqft | S$1,750,000 | ▼S$1,426 -14.0% vs FV | Freehold |
UPPER EAST COAST ROAD
Aug 2025 · Floor 01-05
-5.3% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor 01-05
-5.3% vs FV
UPPER EAST COAST ROAD
Mar 2025 · Floor 01-05
+7.7% vs FV
UPPER EAST COAST ROAD
Feb 2025 · Floor 01-05
+6.5% vs FV
UPPER EAST COAST ROAD
Jan 2025 · Floor 06-10
+18.4% vs FV
UPPER EAST COAST ROAD
Aug 2024 · Floor 01-05
+11.1% vs FV
UPPER EAST COAST ROAD
Apr 2024 · Floor 01-05
+4.8% vs FV
UPPER EAST COAST ROAD
Dec 2023 · Floor 06-10
+4.8% vs FV
UPPER EAST COAST ROAD
Oct 2023 · Floor 06-10
-2.8% vs FV
UPPER EAST COAST ROAD
Jun 2023 · Floor 06-10
-3.4% vs FV
UPPER EAST COAST ROAD
Apr 2023 · Floor 01-05
-14.0% 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.