Meragi Road, Simei, East Region, Singapore
$6,200,000











PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Terrace @ THE LUXE - BRAND NEW 3.5 STOREYS TERRACE AT EAST VIEW GARDEN ESTATE - Tenure : 999 - Land : 2326 sqft - Build : 5588 sqft Features : These Rare Resort homes are designed as a daily retreat that offers an escape from your busy lifestyles. The façade and interiors are treated to the same elegant aesthetic; sleek and modern. Witness a master plan brimming with future potential, igniting remarkable growth and expansion. In just a 4min walk to Upper Changi MRT, you can be transported to your choice of exciting lifestyle choices. Delight in outdoor leisure with the Tampines Cycling Network and East Coast Park for your loved ones. Call Alvin 9.6836649 for floor plans now! Jalan Keris, Keris Drive, Elite Park Ave, Jalan Tua Kong, Jalan Ulu Siglap, Palm Drive, Woo Mon Chew Road, Lorong Abu Talib, Jalan Tanah Puteh, Palm Road, Nallur Road, Elliot Walk, Elliot Road, Kee Sun Ave, Marine Parade Road, Siglap Road, Fourth Street, Second Street, First Street, Siglap Close, Siglap Road, Yarrow Gardens, Ettrick Terrace, Burnfoot Terrace, Cheviot Hill, Siglap Drive, Siglap Walk, Siglap Bank, Fidelio Street, Siglap View, Siglap Plain, Taman Siglap, Maria Ave, Frankel Ave, Frankel Drive, Frankel Street, Hartley Grove, Dunbar Walk, Roseburn Ave, Greenfield Drive, Bowmont Gardens, Jedburgh Gardens, Jalan Azam, Telok Kurau, Sennett Lane, Sennett Ave, Lucky Rise, Lucky Cres, Lucky View, Lucky Heights, Sennett Road, Jalan Kupang, Jalan Remis, Evergreen Ave, Riviera Drive, Lucky Gardens, Sunbird Road,Sunbird Circle, Simei MRT, Expo MRT, Upper Changi Road, Harvey Crescent, Harvey Avenue ,Harvey Close, Guan Soon Avenue, Sea Breeze Avenue, Sea Breeze Road, Sea Breeze Grove, SUTD, Jalan Angin Laut
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Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.68M
S$479 psf
Asking Price
S$6.20M
S$1,110 psf
vs Market
+131.8%
vs Last Done
+91.4%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$479
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +21.1% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +21.1% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▲S$513 +7.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▲S$624 +30.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +44.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +30.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +37.6% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +28.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +28.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +36.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +46.1% vs FV | 99yr from 1986 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+21.1% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+21.1% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
+7.1% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
+30.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+44.7% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+30.9% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+37.6% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+28.0% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+28.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+36.5% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+46.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 50 years, is estimated at $2,675,037, translating to an impressive $479 PSF. This valuation positions the property significantly above the current market trend, reflecting a 131.8% difference from the baseline. Such a premium suggests strong demand in the Bedok area, bolstered by its strategic location and vibrant community amenities that attract both families and young professionals alike.
With a model confidence rating of high based on 109 recent HDB resale transactions within the vicinity, the data supports the valuation's credibility. The high premium can be attributed to several factors, including a robust local economy, ongoing urban development plans, and the intrinsic value associated with HDB properties that offer a remaining lease of 50 years. As the market dynamics evolve, this property not only represents a substantial investment opportunity but also underscores the resilience and desirability of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.