Upper Changi Road, Simei, East Region, Singapore
$7,900 /month




















- It is located at Sunbird Road in District 16 in Upper East Coast region of Singapore - Renovated around 5 years ago - Ground level : Living room and split level dining area, kitchen with common bathroom, common bedroom and backyard - Second level : Master bedroom with ensuite and 2 common bedrooms with shared bathroom - Very convenient - 10 Mins walk to Simei MRT and Expo MRT and Upper Changi MRT - 10 Mins walk to Eastpoint Mall and Changi City Point - Short drive to Changi Business Park, Golf and Country Clubs, PIE and Airport - It has excellent transportation facilities and very good access to public transport. There is a multitude of bus services meandering through the area. Bus stops are readily available within its vicinity. - Easily to get your groceries and daily necessities from the nearby Bedok Marketplace, Bedok Shop N Save, Giant and NTUC Fairprice outlets. - Near Park Connector in a quiet, peaceful neighbourhood Schools Nearby : Angsana Primary School Changkat Primary School Chongzheng Primary School Griffiths Primary School Junyuan Primary School Qiaonan Primary School Saint Anthony's Canossian Primary School Anthony’s Canossian Secondary School Bedok South Secondary School Changkat Changi Secondary School Saint Anthony's Canossian Secondary School Anglican High School United World College of South East Asia NPS International School One World International School ITE College East Singapore University of Technology & Design (SUTD) Yours Sincerely, Ade Chua [M] +65 8188 XXXX [W] www.99.co
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Total Transactions
2
Average Price
S2.2M
Total Value
S4.5M
Calculating fair value from URA transaction data…
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Estimated sale value based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.41M
S$705 psf
Asking Price
S$7,900
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Upper Changi
429m 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$705
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -17.7% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -17.7% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -27.2% vs FV | 99yr from 1979 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▼S$687 -2.6% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -15.7% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -13.6% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -9.9% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▼S$692 -1.8% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -5.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -11.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -5.0% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-17.7% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-17.7% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-27.2% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-2.6% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-15.7% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-13.6% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-9.9% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
-1.8% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-5.1% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-11.3% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-5.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat located in Bedok, with a remaining lease of 75 years, reflects a robust market performance indicative of the area's desirability. Priced at an estimated value of $1,409,093, translating to $705 per square foot, the property is well-aligned with current market trends, showcasing a 0% difference from the baseline. This equilibrium suggests a stable demand within the Bedok region, a characteristic that often attracts both owner-occupiers and investors alike.
With model confidence rated as high, the valuation is supported by comprehensive data analysis drawn from 115 recent HDB resale transactions in the vicinity. This extensive dataset underscores the resilience of the Bedok property market, characterized by a strong demand for HDB flats, particularly those that maintain a substantial remaining lease. The longevity of the lease coupled with the property’s valuation indicates a strategic opportunity for potential buyers looking to enter a vibrant and well-connected neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.