Upper Changi Road East, Simei, East Region, Singapore
$8,500,000
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Total Transactions
4
Average Price
S2.2M
Total Value
S8.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 32 URA transactions
Fair Value
S$25.45M
S$3,186 psf
Asking Price
S$8.50M
S$2,309 psf
vs Market
-66.6%
vs Last Done
-31.2%
Tenure
Freehold
No lease decay
Confidence
High
32 comps
Nearest MRT
Upper Changi
640m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
32 comparable transactions
S$1,901
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$3,186
Recent Comparable Transactions
10 shown · 32 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN DEMAK Floor - | 1,619sqft | S$5,430,000 | ▲S$3,354 +5.3% vs FV | Freehold |
Jun 2025 | JALAN DEMAK Floor - | 1,619sqft | S$5,430,000 | ▲S$3,354 +5.3% vs FV | Freehold |
Jun 2025 | JALAN DEMAK Floor - | 1,619sqft | S$5,430,000 | ▲S$3,354 +5.3% vs FV | Freehold |
Jun 2025 | MERAGI ROAD Floor - | 2,486sqft | S$4,520,000 | ▼S$1,818 -42.9% vs FV | Freehold |
Jun 2025 | MERAGI ROAD Floor - | 2,486sqft | S$4,520,000 | ▼S$1,818 -42.9% vs FV | Freehold |
Jun 2025 | SEAGULL WALK Floor - | 1,615sqft | S$4,100,000 | ▼S$2,539 -20.3% vs FV | Freehold |
Apr 2025 | JALAN DEMAK Floor - | 2,426sqft | S$3,258,000 | ▼S$1,343 -57.8% vs FV | 99 yrs lease commencing from 1994 |
Apr 2025 | JALAN DEMAK Floor - | 2,426sqft | S$3,258,000 | ▼S$1,343 -57.8% vs FV | 99 yrs lease commencing from 1994 |
Mar 2025 | JALAN KUANG Floor - | 3,813sqft | S$4,650,000 | ▼S$1,220 -61.7% vs FV | Freehold |
Mar 2025 | JALAN KUANG Floor - | 3,813sqft | S$4,650,000 | ▼S$1,220 -61.7% vs FV | Freehold |
Nov 2024 | SEAGULL WALK Floor - | 1,615sqft | S$3,890,000 | ▼S$2,409 -24.4% vs FV | Freehold |
JALAN DEMAK
Jun 2025 · Floor -
+5.3% vs FV
JALAN DEMAK
Jun 2025 · Floor -
+5.3% vs FV
JALAN DEMAK
Jun 2025 · Floor -
+5.3% vs FV
MERAGI ROAD
Jun 2025 · Floor -
-42.9% vs FV
MERAGI ROAD
Jun 2025 · Floor -
-42.9% vs FV
SEAGULL WALK
Jun 2025 · Floor -
-20.3% vs FV
JALAN DEMAK
Apr 2025 · Floor -
-57.8% vs FV
JALAN DEMAK
Apr 2025 · Floor -
-57.8% vs FV
JALAN KUANG
Mar 2025 · Floor -
-61.7% vs FV
JALAN KUANG
Mar 2025 · Floor -
-61.7% vs FV
SEAGULL WALK
Nov 2024 · Floor -
-24.4% 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.