Jalan Soo Bee, Simei, East Region, Singapore
$5,080,000
Property Type: 3-Storey Inter Terrace (Landed, Freehold) Asking Price: S$5.08 Million (Value-for-Money Positioning in Current Market) Land Size: 1,636 sq ft Built-Up Size: 3,300 sq ft Bedrooms: 4 (Spacious Layouts Suitable for Families) Bathrooms: 5 (Modern En-Suite Options) Renovation & Features: Recently Renovated with Modern Design; Private Lift for All Floors; Fully Furnished (Selling with Existing Furnitures Including Sofas, Beds, Kitchen Appliances, and Decor) Interior Highlights: Open-Concept Living and Dining Areas with Wooden Flooring; Contemporary Kitchen with Built-In Cabinetry and Island; Bright Bedrooms with Natural Light; Stylish Staircase and Balcony Views Accessibility: 7-Minute Walk to Simei MRT (EW3 Line); Proximity to Upper Changi MRT (DT34) and Expo MRT (CG1/DT35); Easy Access to PIE and ECP Expressways Nearby Amenities: Close to Eastpoint Mall and Changi City Point for Shopping and Dining; Educational Institutions like Changkat Primary School and Temasek Polytechnic; Green Spaces Including Simei Park and East Coast Park Neighborhood Perks: Quiet Residential Enclave in Simei (Part of Tampines Planning Area); Blend of Landed Homes and Condos; Family-Friendly with Low Traffic and Community Vibe
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Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.26M
S$684 psf
Asking Price
S$5.08M
S$3,105 psf
vs Market
+124.9%
vs Last Done
+435.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Simei
810m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 115 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 -15.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -25.0% vs FV | 99yr from 1979 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-25.0% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok signifies a robust market performance, with an estimated value of $2,258,574 or $684 PSF. With a remaining lease of 75 years, this property not only offers extensive longevity but also positions itself within a competitive segment of the market, appealing to families seeking spacious accommodations in a well-established neighborhood.
What is particularly noteworthy is the property’s valuation surpassing the baseline by an impressive 124.9%, indicating a pronounced demand that outstrips supply in the area. This figure reflects the strong market signals observed, reinforced by data from 115 recent HDB resale transactions in the vicinity, which provide a solid foundation for the high model confidence rating of High. Such metrics suggest a resilient market sentiment, driven by factors such as accessibility to amenities, proximity to transport hubs, and the enduring appeal of Bedok as a desirable residential enclave.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.