Meragi Road, Simei, East Region, Singapore
$5,388,000
AT YOUR SERVICE JENICE TAN 9385*3000 Nestled within a quiet landed enclave in District 16, this freehold 3-storey inter-terrace offers a perfect blend of space, functionality, and convenience. Sitting on a generous 2,486 sqft land with approx. 4,500 sqft built-up, this home is ideal for families seeking comfortable multi-generation living in a well-connected location. With a practical layout, bright interiors, and a welcoming garden entrance, the home provides both indoor comfort and outdoor space — all within walking distance to MRT and daily amenities. Property Highlights Freehold Inter-Terrace | District 16 Land: Approx. 2,486 sqft Built-up: Approx. 4,500 sqft 6 Rooms (incl. store) | 5 Bathrooms Facing: North-West Frontage: Approx. 7.3m x 31.6m Can park 2 cars Functional Layout Entrance Car porch for 2 cars Garden and welcoming foyer Level 1 Bright living and dining areas Dry & wet kitchen Granny room Maid’s room + yard Common bathroom Level 2 Master bedroom with attached bathroom 2 common bedrooms Common bathroom Balcony Attic Level Junior master bedroom with ensuite Private balcony Location Advantages Approx. 420m to Upper Changi MRT Station Easy access to PIE/ECP and Changi Business Park Close to Eastpoint Mall, eateries, and daily amenities A rare opportunity to own a spacious freehold landed home in District 16 — offering comfort, convenience, and long-term value.
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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 112 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.16M
S$479 psf
Asking Price
S$5.39M
S$2,167 psf
vs Market
+149.8%
vs Last Done
+223.9%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$639
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 · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +39.7% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +39.7% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▲S$625 +30.5% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +48.6% vs FV | 99yr from 1995 |
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 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+39.7% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+39.7% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
+30.5% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+48.6% 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
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 50 years, stands at an estimated value of $2,156,929, translating to a price per square foot (PSF) of $479. This valuation is notably above the market average, reflecting a significant 149.8% difference from the baseline. Such a premium in value can be attributed to several factors, including the unit's strategic location within a well-established residential enclave and the growing demand for executive flats in the region.
Market dynamics indicate a strong confidence in the model used for this valuation, evidenced by the high confidence level derived from analyzing 112 recent HDB resale transactions in the vicinity. The robust demand for HDB properties, particularly in areas like Bedok that boast proximity to amenities and transport links, further supports this valuation. Investors and homeowners alike are recognizing the intrinsic value of properties with longer remaining leases, making this Executive unit a compelling proposition in the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.