













Dream of living in a Bungalow in the Sky? This Very RARE Huge, Spacious Duplex Penthouse with 6 Bedrooms and Unblock Landed & Seaview can make your Dream come true! Spanning >6000sf, this jaw dropping spacious home is very hard to come by! * Exclusive Listing, No Duplicate * * Private and Large Outdoor Balconies to give that Landed Vibes! * Beautiful unblock Landed and Sea Views! * North-South Facing, no west sun! * Really Bright, Windy, Private and Spacious * Fully Air-Conditioned! * Efficient Layout with extensive living space! Super spacious Living and Dining areas. * Versatile Layout with 6 big Bedrooms * An Extra Study/Work room created as well * Big Squarish Kitchen with an Island to give you extra space when preparing meals * Enbloc Potential * Good Location near supermarkets, Bedok Mall and Tanah Merah MRT Station * Many Popular schools nearby: Temasek Pri & Sec School, Anglican High School, Red Swastika School, Temasek Junior College etc Wait no more to view this unit that will WOW you... contact me now for video and exclusive viewing! Ashlyn 974 3232 6 :) ******* * easy access to ECP and PIE Expressway. * MRT station: Tanah Merah ~500m * Supermarkets: NTUC (new upp changi rd) ~400m Giant (Bedok Market Place) ~1km Cold Storage (Eastwood) ~1.2km * Shopping Malls nearby: Bedok Mall, Bedok Central * Schs within 1km: Temasek Pri & Sec Schools Bedok Green Pri Bedok View Sec Anglican High School Within 2km: Temasek Junior College St Anthony's Canossian Pri & Sec Fengshan Pri Red Swastika School Bedok Green Sec
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Total Transactions
56
Average Price
S1.9M
Total Value
S109.1M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 2059 URA transactions · 7 outliers removed (IQR)
Fair Value
S$2.05M
S$330 psf
Asking Price
S$5.90M
S$950 psf
vs Market
+187.9%
vs Last Done
-21.9%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
2059 comps
Nearest MRT
Tanah Merah
592m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2059 comparable transactions
S$1,547
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.201
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$330
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | BEDOK RIA CRESCENT | 1,152 | S$1,400,000 | S$1,216 | 01-05 | 99 yrs lease commencing from 1995 |
| 2025-08 | BEDOK RIA CRESCENT | 1,152 | S$1,400,000 | S$1,216 | 01-05 | 99 yrs lease commencing from 1995 |
| 2025-08 | UPPER EAST COAST ROAD | 1,528 | S$2,400,000 | S$1,570 | 01-05 | Freehold |
| 2025-08 | LIMAU RISE | 2,371 | S$2,743,000 | S$1,157 | - | 99 yrs lease commencing from 1996 |
| 2025-08 | TANAH MERAH KECHIL LINK | 689 | S$1,210,000 | S$1,756 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | TANAH MERAH KECHIL LINK | 441 | S$730,000 | S$1,654 | 06-10 | 99 yrs lease commencing from 2012 |
| 2025-08 | BEDOK SOUTH AVENUE 3 | 1,173 | S$1,265,000 | S$1,078 | 06-10 | 99 yrs lease commencing from 1982 |
| 2025-08 | BEDOK SOUTH AVENUE 3 | 1,173 | S$1,250,000 | S$1,065 | 11-15 | 99 yrs lease commencing from 1982 |
| 2025-08 | TANAH MERAH KECHIL ROAD | 958 | S$1,150,000 | S$1,200 | 01-05 | 99 yrs lease commencing from 1990 |
| 2025-08 | TANAH MERAH KECHIL ROAD | 1,324 | S$1,660,888 | S$1,254 | 16-20 | 99 yrs lease commencing from 1990 |
| 2025-08 | TANAH MERAH KECHIL ROAD | 1,324 | S$1,590,000 | S$1,201 | 16-20 | 99 yrs lease commencing from 1990 |
Showing 10 most recent transactions from 2059 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2059 URA transactions (7 outliers removed), adjusted for: Tenure decay (79.9% discount); MRT Tanah Merah 592m away (+1%); AI-detected value boosters: penthouse, unblocked view, sea view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.