Upper East Coast Road, Bedok South, East Region, Singapore
$10,380,000










Majestic Leasehold Bungalow with Grand Land Size Opposite Bayshore MRT A rare opportunity to own a majestic bungalow with a sprawling land size of 8,500 sqft and an impressive build-up of over 10,000 sqft, located right across the upcoming Bedok South MRT station. Beautifully maintained and full of character, this residence is ideal for multi-generational living, offering abundant space, privacy, and comfort for every member of the family. ✨ Highlights: Expansive 8,500 sqft land with wide frontage and regular layout Massive 10,000+ sqft built-up, ideal for large families 6+ spacious bedrooms, multiple family and entertainment areas Superb convenience — Bedok South MRT at your doorstep, near East Coast Park, top schools & amenities. Excellent potential for rebuild or long-term value appreciation. A truly rare gem in the East, combining scale, accessibility, and versatility — perfect for those seeking a grand family home with lasting value.t outstanding value.
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Total Transactions
72
Average Price
S5.2M
Total Value
S374.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 172 URA transactions · 9 outliers removed (IQR)
Fair Value
S$14.57M
S$1,435 psf
Asking Price
S$10.38M
S$1,023 psf
vs Market
-28.8%
vs Last Done
-32.3%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
172 comps
Nearest MRT
Tanah Merah
1191m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
172 comparable transactions
S$1,357
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,435
Recent Comparable Transactions
10 shown · 172 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | EASTWOOD GREEN Floor - | 1,940sqft | S$2,930,000 | ▲S$1,511 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | EASTWOOD GREEN Floor - | 1,940sqft | S$2,930,000 | ▲S$1,511 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▼S$992 -30.9% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▼S$992 -30.9% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▼S$992 -30.9% vs FV | Freehold |
Jun 2025 | EASTWOOD GREEN Floor - | 1,930sqft | S$2,950,000 | ▲S$1,529 +6.6% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▼S$1,311 -8.6% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▼S$1,311 -8.6% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▼S$1,311 -8.6% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW CRESCENT Floor - | 5,879sqft | S$5,800,000 | ▼S$987 -31.2% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW CRESCENT Floor - | 5,879sqft | S$5,800,000 | ▼S$987 -31.2% vs FV | 99 yrs lease commencing from 1994 |
EASTWOOD GREEN
Aug 2025 · Floor -
+5.3% vs FV
EASTWOOD GREEN
Aug 2025 · Floor -
+5.3% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
-30.9% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
-30.9% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
-30.9% vs FV
EASTWOOD GREEN
Jun 2025 · Floor -
+6.6% vs FV
KEW DRIVE
Jun 2025 · Floor -
-8.6% vs FV
KEW DRIVE
Jun 2025 · Floor -
-8.6% vs FV
KEW DRIVE
Jun 2025 · Floor -
-8.6% vs FV
KEW CRESCENT
Jun 2025 · Floor -
-31.2% vs FV
KEW CRESCENT
Jun 2025 · Floor -
-31.2% 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.