Upper East Coast Road, Frankel, East Region, Singapore
$25,000,000






Land with Gfa 1.4 perfect for apartment conversion with high potentiol in an excellent location close to Siglap centre but yet in a cozy space. Discover your dream home in this stunning 5128 sqft detached house featuring 6 spacious bedrooms and 6 bathrooms, available for sale now. The property boasts a private pool, ample living space, and a beautiful garden, perfect for family gatherings and relaxation. Located just 1.5 km from Siglap MRT station (1.5 km), commuting is a breeze. Families will appreciate the proximity to reputable schools, including Victoria School (1.2 km) and Kinderland Preschool @ Siglap (1.5 km). For your shopping needs, CS Fresh @ Siglap V (1.2 km) and H.M.S Minimart (1.6 km) are just around the corner, while Siglap Centre (1.3 km) offers a variety of dining and retail options. This home is designed for comfortable living and is ideal for those seeking space and convenience. Don't miss the opportunity to make this exquisite property your own—schedule a viewing today and experience the luxury of living in this beautiful house!
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Total Transactions
40
Average Price
S771K
Total Value
S30.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 65 URA transactions · 4 outliers removed (IQR)
Fair Value
S$11.65M
S$2,272 psf
Asking Price
S$25.00M
S$4,876 psf
vs Market
+114.5%
vs Last Done
+103.8%
Tenure
Freehold
No lease decay
Confidence
High
65 comps
Nearest MRT
Bedok
1096m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
65 comparable transactions
S$1,887
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$2,272
Recent Comparable Transactions
10 shown · 65 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | NALLUR ROAD Floor - | 2,530sqft | S$6,050,000 | ▲S$2,392 +5.3% vs FV | Freehold |
Jul 2025 | ELLIOT WALK Floor - | 3,609sqft | S$6,880,000 | ▼S$1,906 -16.1% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | WOO MON CHEW ROAD Floor - | 2,381sqft | S$4,525,000 | ▼S$1,900 -16.4% vs FV | Freehold |
Jul 2025 | JALAN HAJIJAH Floor - | 7,710sqft | S$13,800,000 | ▼S$1,790 -21.2% vs FV | Freehold |
Jul 2025 | JALAN HAJIJAH Floor - | 7,710sqft | S$13,800,000 | ▼S$1,790 -21.2% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
Jun 2025 | PALM AVENUE Floor - | 3,305sqft | S$8,380,000 | ▲S$2,536 +11.6% vs FV | Freehold |
May 2025 | WOO MON CHEW ROAD Floor - | 6,772sqft | S$11,500,000 | ▼S$1,698 -25.3% vs FV | Freehold |
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
NALLUR ROAD
Jul 2025 · Floor -
+5.3% vs FV
ELLIOT WALK
Jul 2025 · Floor -
-16.1% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
WOO MON CHEW ROAD
Jul 2025 · Floor -
-16.4% vs FV
JALAN HAJIJAH
Jul 2025 · Floor -
-21.2% vs FV
JALAN HAJIJAH
Jul 2025 · Floor -
-21.2% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
PALM AVENUE
Jun 2025 · Floor -
+11.6% vs FV
WOO MON CHEW ROAD
May 2025 · Floor -
-25.3% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.