Upper Changi Road, Bedok North, East Region, Singapore
$6,350,000
Rare Freehold Semi-Detached Home at Jalan Greja – Move-In Ready with Expansion Potential Nestled within the quiet and desirable landed enclave in District 16, this beautifully maintained freehold semi-detached home presents an exceptional opportunity for families seeking space, privacy, and long-term value in the East. The home currently features 4 huge and well-proportioned bedrooms, providing generous living space for the entire family. There is also ample space to reconfigure the layout to accommodate up to 6 bedrooms, offering flexibility for growing families or multi-generational living. On the first level, the house includes a granny’s room with an attached bathroom, making it perfect for elderly family members, guests, or a private home office. Designed with modern convenience in mind, the home is fitted with smart switches throughout, allowing you to easily control lighting for a more comfortable and efficient living environment. Most importantly, the property is well maintained and move-in ready, allowing buyers to settle in immediately while still having the option to enhance or rebuild in the future. Situated on a generous land plot within a peaceful residential neighbourhood, this property also presents excellent redevelopment potential for those looking to build their dream landed home. ⸻ Property Highlights • Rare Freehold Semi-Detached Home in District 16 • 4 spacious bedrooms with potential to expand to 6 bedrooms • Granny’s room with attached bathroom on Level 1 • Smart switches installed throughout the home • Move-in ready condition • Quiet and exclusive landed enclave • Excellent opportunity for own stay or redevelopment Opportunities like this rarely come along in such a well-located landed neighbourhood. Call Jonathan Lee at 8666 XXXX today to arrange your private viewing.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$3.58M
S$689 psf
Asking Price
S$6.35M
S$1,719 psf
vs Market
+77.2%
vs Last Done
+141.4%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Tanah Merah
595m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$676
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$689
Recent Comparable Transactions
10 shown · 18 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +3.3% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +3.3% vs FV | 99yr from 1995 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.9% vs FV | 99yr from 1996 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▼S$641 -7.0% vs FV | 99yr from 1995 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▼S$621 -9.9% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▼S$608 -11.8% vs FV | 99yr from 1996 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▲S$705 +2.3% vs FV | 99yr from 1996 |
Jul 2025 | Blk 665 JLN DAMAI Floor 10 TO 12 | 1,572sqft | S$1,170,000 | ▲S$744 +8.0% vs FV | 99yr from 1996 |
Jun 2025 | Blk 661 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,050,000 | ▼S$682 -1.0% vs FV | 99yr from 1996 |
May 2025 | Blk 10D BEDOK STH AVE 2 Floor 22 TO 24 | 1,539sqft | S$1,240,000 | ▲S$806 +17.0% vs FV | 99yr from 1995 |
Mar 2025 | Blk 29A CHAI CHEE AVE Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▼S$668 -3.0% vs FV | 99yr from 1996 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+3.3% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+3.3% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.9% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
-7.0% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
-9.9% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
-11.8% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
+2.3% vs FV
Blk 665 JLN DAMAI
Jul 2025 · Floor 10 TO 12
+8.0% vs FV
Blk 661 JLN DAMAI
Jun 2025 · Floor 07 TO 09
-1.0% vs FV
Blk 10D BEDOK STH AVE 2
May 2025 · Floor 22 TO 24
+17.0% vs FV
Blk 29A CHAI CHEE AVE
Mar 2025 · Floor 01 TO 03
-3.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 70 years, stands at an estimated value of $3,584,517, equating to a price per square foot (PSF) of $689. This assessment indicates a premium positioning in the current market, reflecting a notable 77.2% increase above the baseline valuation. Such a significant premium suggests a strong demand for HDB properties in this region, particularly given the favorable demographic and economic conditions that Bedok offers.
In analyzing the market dynamics, it is crucial to consider that this valuation is derived from a comparative analysis of 18 recent HDB resale transactions in the vicinity. The model confidence is classified as medium, indicating that while the data supports the valuation, external factors such as market sentiment and potential regulatory changes may impact future pricing trends. The remaining lease of 70 years also plays a pivotal role in this valuation, as it strikes a balance between long-term investment viability and immediate market appeal, making this property an attractive option for both homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.