Meragi Road, Simei, East Region, Singapore
$5,388,000
*MERAGI ROAD* Renovated 2.5‑storey Inter‑Terrace Home With an Optimized Layout in a Family‑Friendly Neighborhood Selling Price : S$5.388M Type : IT District : 16 Land Size (Approx.) : 2,486 sqft Build up (Approx.) : 4,500 sqft PSF : S$ 2,167 Zone Area : 3-STOREY MIXED LANDED Storey : 2.5 Rooms : 5+1 Tenure : FREEHOLD Facing : NW Frontage approx.: 7.3m x 31.6m Can park 2 cars Total 5+1 Bedrooms with 5 bathrooms Garden, foyer Level 1: Living and Dining area, Dry & wet kitchen, bathroom, Granny's room, Helper's room, and Yard Level 2: ensuite Master bedroom, 2x Common room, bathroom, and Balcony Attic : Junior ensuite master roo, and Balcony 3Sty Mixed Landed Zone 420m to Upper Changi Road Mrt Station 1km to East Spring Primary School SCHEDULE A VIEWING NOW ! MAKE THIS HOUSE YOUR HOME. EXPLORE ADDITIONAL LISTINGS ON MY WEBSITE: https://realstarpremier.com/agent/deen Disclaimer: All land and built-up areas are based on approximate measurements only and are subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…


License: L3008563G
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.15M
S$479 psf
Asking Price
S$5.39M
S$2,167 psf
vs Market
+150.1%
vs Last Done
+212.7%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
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 · 109 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 +44.7% 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 |
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 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +34.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▲S$576 +20.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▲S$618 +29.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 662 JLN DAMAI Floor 04 TO 06 | 1,561sqft | S$970,000 | ▲S$621 +29.6% vs FV | 99yr from 1996 |
Dec 2025 | Blk 663 JLN DAMAI Floor 01 TO 03 | 1,528sqft | S$930,000 | ▲S$608 +26.9% vs FV | 99yr from 1996 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +32.6% vs FV | 99yr from 1993 |
Sep 2025 | Blk 664 JLN DAMAI Floor 07 TO 09 | 1,539sqft | S$1,085,000 | ▲S$705 +47.2% vs FV | 99yr from 1996 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+44.7% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+44.7% 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
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+34.0% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
+20.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+29.0% vs FV
Blk 662 JLN DAMAI
Dec 2025 · Floor 04 TO 06
+29.6% vs FV
Blk 663 JLN DAMAI
Dec 2025 · Floor 01 TO 03
+26.9% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
+32.6% vs FV
Blk 664 JLN DAMAI
Sep 2025 · Floor 07 TO 09
+47.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok, with a remaining lease of 50 years, has been estimated at $2,154,199, translating to a price per square foot (PSF) of $479. This valuation is notably positioned above the market average, reflecting a significant 150.1% difference from the baseline. Such a premium valuation signals strong demand for HDB properties in this region, driven by factors such as Bedok's strategic location, accessibility to public transport, and a well-developed infrastructure.
The model confidence for this valuation is rated as high, supported by an extensive analysis of 109 recent HDB resale transactions within the vicinity. The data indicates not only a robust interest in executive HDB units but also underscores the resilience of the property market in Bedok, particularly in light of its remaining lease period. As the market dynamics evolve, the enduring appeal of HDB estates in well-established neighborhoods like Bedok is likely to continue influencing price trends, making this property a noteworthy consideration for prospective buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.