Upper Changi Road East, Xilin, East Region, Singapore
$6,180,066
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Total Transactions
54
Average Price
S1.3M
Total Value
S70.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 36 URA transactions
Fair Value
S$10.72M
S$1,918 psf
Asking Price
S$6.18M
S$2,657 psf
vs Market
-42.3%
vs Last Done
+42.1%
Tenure
Freehold
No lease decay
Confidence
High
36 comps
Nearest MRT
Upper Changi
283m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$1,862
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,918
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MERAGI TERRACE Floor - | 2,112sqft | S$3,950,000 | ▼S$1,870 -2.5% vs FV | 999 yrs lease commencing from 1885 |
Jul 2025 | MERAGI TERRACE Floor - | 2,112sqft | S$3,950,000 | ▼S$1,870 -2.5% vs FV | 999 yrs lease commencing from 1885 |
Jun 2025 | JALAN DEMAK Floor - | 1,619sqft | S$5,430,000 | ▲S$3,354 +74.9% vs FV | Freehold |
Jun 2025 | JALAN DEMAK Floor - | 1,619sqft | S$5,430,000 | ▲S$3,354 +74.9% vs FV | Freehold |
Jun 2025 | MERAGI ROAD Floor - | 2,486sqft | S$4,520,000 | ▼S$1,818 -5.2% vs FV | Freehold |
Jun 2025 | MERAGI ROAD Floor - | 2,486sqft | S$4,520,000 | ▼S$1,818 -5.2% vs FV | Freehold |
Jun 2025 | SEAGULL WALK Floor - | 1,615sqft | S$4,100,000 | ▲S$2,539 +32.4% vs FV | Freehold |
Apr 2025 | JALAN DEMAK Floor - | 2,426sqft | S$3,258,000 | ▼S$1,343 -30.0% vs FV | 99 yrs lease commencing from 1994 |
Apr 2025 | JALAN DEMAK Floor - | 2,426sqft | S$3,258,000 | ▼S$1,343 -30.0% vs FV | 99 yrs lease commencing from 1994 |
Apr 2025 | MERAGI TERRACE Floor - | 4,325sqft | S$4,950,000 | ▼S$1,145 -40.3% vs FV | 999 yrs lease commencing from 1885 |
Mar 2025 | JALAN KUANG Floor - | 3,813sqft | S$4,650,000 | ▼S$1,220 -36.4% vs FV | Freehold |
MERAGI TERRACE
Jul 2025 · Floor -
-2.5% vs FV
MERAGI TERRACE
Jul 2025 · Floor -
-2.5% vs FV
JALAN DEMAK
Jun 2025 · Floor -
+74.9% vs FV
JALAN DEMAK
Jun 2025 · Floor -
+74.9% vs FV
MERAGI ROAD
Jun 2025 · Floor -
-5.2% vs FV
MERAGI ROAD
Jun 2025 · Floor -
-5.2% vs FV
SEAGULL WALK
Jun 2025 · Floor -
+32.4% vs FV
JALAN DEMAK
Apr 2025 · Floor -
-30.0% vs FV
JALAN DEMAK
Apr 2025 · Floor -
-30.0% vs FV
MERAGI TERRACE
Apr 2025 · Floor -
-40.3% vs FV
JALAN KUANG
Mar 2025 · Floor -
-36.4% 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.