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.
Loading map...
Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 115 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
+215.4%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 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 · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +43.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +43.4% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +32.6% 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 |
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 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+43.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+43.4% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
+32.6% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
+30.5% 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
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 $2,156,775, translating to a price per square foot (PSF) of $479. This valuation reflects a significant premium in the current market, registering a remarkable 149.8% above the baseline value. Such a degree of appreciation indicates robust demand in the Bedok area, driven by a combination of factors including accessibility, amenities, and the overall desirability of the location.
Our analysis, grounded in a strong model confidence, draws from 115 recent HDB resale transactions within the vicinity, confirming the vitality of the local real estate market. The enduring appeal of Bedok, coupled with a limited supply of executive HDB units, has contributed to this above-market valuation. Investors and homeowners alike should note the implications of the remaining lease; while 50 years is substantial, it may influence long-term investment strategies. As the urban landscape continues to evolve, this property represents not only a residential opportunity but also a strategic asset in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.