Upper Changi Road East, Bedok North, East Region, Singapore
$3,000,000
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Total Transactions
23
Average Price
S2.2M
Total Value
S50.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2012 URA transactions · 1 outliers removed (IQR)
Fair Value
S$4.44M
S$1,462 psf
Asking Price
S$3.00M
S$988 psf
vs Market
-32.4%
Confidence
High
2012 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2012 comparable transactions
S$1,462
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,462
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | BEDOK RIA CRESCENT | 1,152 | S$1,400,000 | S$1,216 |
| 2025-08 | LIMAU RISE | 2,371 | S$2,743,000 | S$1,157 |
| 2025-08 | TANAH MERAH KECHIL LINK | 689 | S$1,210,000 | S$1,756 |
| 2025-08 | TANAH MERAH KECHIL LINK | 441 | S$730,000 | S$1,654 |
| 2025-08 | SIMEI STREET 3 | 1,141 | S$1,280,000 | S$1,122 |
Showing 5 most recent transactions from 2012 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.