Upper Changi Road East, Xilin, East Region, Singapore
$7,300,000
Only 4 mins Drive to Changi Airport! 2 Plots Available w Pool & Lift! Get Early-bird Special Discounts! Arrange Private Presentation On-site Call/WA Lynn 88O8*O788 ***Exclusive Inter & Corner Terrace by PROPERTYTGIΔNT*** 2 PLOTS AVAILABLE ▲ Plot 1 (Corner Terrace) $6.98m Land: 3239 sqft / Built: 6413 sqft ▲ Plot 2 (Inter-Terrace) $5.88m Land: 2326 sqft / Built: 5588 sqft KEY FEATURES ◆ 5 Ensuite Bedrooms ◆ 1 Helper’s Room with Attached Bathroom ◆ 1 Powder Room ◆ Home Lift Serving All 4 Levels ◆ Car Porch Park 3 Car ◆ Dry Kitchen + Wet Enclosed Kitchen ◆ Swimming Pool ◆ Large Pond ◆ Master Bedroom comes with a Walk-In-Wardrobe ◆ Extendable Living Room ◆ Huge Roof Terraces with Nice View ◆ Solar Panel & EV Charger Ready ◆ Award Winning Architectural Touch – Edmund Ng •┈๑⋅⋯ LOCATION ⋯⋅๑┈• → 9 mins Walk to Upper Changi MRT ! → Changi City Point / Eastpoint Mall / Tampines Mall — Only 10 Mins Drive Away! → ONLY 4 mins Drive to Changi Airport •┈๑⋅⋯ SCHOOL ⋯⋅๑┈• (Within 1km) - Changkat Primary School - East Spring Primary School (Within 2km) - Chongzheng Primary School - Gongshang Primary School - Tampines Primary School - Yumin Primary School Call/WA Lynn 88O8*O788 → Get Lowest Price → Arrange for Private Presentation On-site → Direct Developer Appointed Sales ▌ONE CALL VIEW ALL ▌I Will Get You Best Developer Price! More at PropertyGiant. com → Brand New Landed Homes in Singapore → Get Most Flexible Payment Options → Get Maximum Inclusions → Customised Materials Selection ***All land & built up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale Sennett Close, Palm Road, Primrose Ave, Jalan Kupang, Riviera Drive, Lucky Crescent, Sennett Lane, Jalan Demak, Evergreen Ave, Tay Lian Teck Road, Parbury Ave, Lucky Rise, Sennett Place, Evergreen Gardens, Meragi Terrace, Lucky Heights, Sennett Drive, Jalan Remis, Palm Drive, Meragi Road, Sennett Road, Meragi Close, Upper East Coast
Loading map...
Total Transactions
46
Average Price
S1.3M
Total Value
S60.6M
Calculating fair value from URA transaction data…


License: L3010738A
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$4.53M
S$706 psf
Asking Price
S$7.30M
S$2,254 psf
vs Market
+61.2%
vs Last Done
+225.3%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Upper Changi
436m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$640
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$706
Recent Comparable Transactions
10 shown · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▼S$693 -1.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -11.2% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -13.2% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -13.0% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -7.4% 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 -0.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▼S$700 -0.8% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -9.1% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▼S$681 -3.5% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -18.4% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
-1.8% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-11.2% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-13.2% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-13.0% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-7.4% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-9.1% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
-3.5% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-18.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bedok, with a remaining lease of 74 years, stands at an estimated value of $4,527,652, translating to a price per square foot (PSF) of $706. This valuation is notably positioned above the market baseline by 61.2%, indicating a robust demand for properties in this locality, characterized by its strategic location and community amenities. Such a premium valuation reflects not only the intrinsic value of the property itself but also the prevailing market dynamics which have shown a consistent upward trajectory in the area.
With a high model confidence derived from 112 recent HDB resale transactions in the vicinity, the data suggests a strong buyer sentiment and a competitive market landscape. The enduring appeal of Bedok, coupled with the substantial remaining lease, positions this property as a highly sought-after asset for both homeowners and investors alike. As the interest in HDB flats continues to grow, particularly in well-established neighborhoods, this valuation underscores the importance of leveraging comprehensive market analytics to make informed real estate decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.