Meragi Road, Simei, East Region, Singapore
$6,200,000











PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 3.5 Storey Terrace @ THE LUXE - BRAND NEW 3.5 STOREYS TERRACE AT EAST VIEW GARDEN ESTATE - Tenure : 999 - Land : 2326 sqft - Build : 5588 sqft Features : These Rare Resort homes are designed as a daily retreat that offers an escape from your busy lifestyles. The façade and interiors are treated to the same elegant aesthetic; sleek and modern. Witness a master plan brimming with future potential, igniting remarkable growth and expansion. In just a 4min walk to Upper Changi MRT, you can be transported to your choice of exciting lifestyle choices. Delight in outdoor leisure with the Tampines Cycling Network and East Coast Park for your loved ones. Call Alvin 9.6836649 for floor plans now! Jalan Keris, Keris Drive, Elite Park Ave, Jalan Tua Kong, Jalan Ulu Siglap, Palm Drive, Woo Mon Chew Road, Lorong Abu Talib, Jalan Tanah Puteh, Palm Road, Nallur Road, Elliot Walk, Elliot Road, Kee Sun Ave, Marine Parade Road, Siglap Road, Fourth Street, Second Street, First Street, Siglap Close, Siglap Road, Yarrow Gardens, Ettrick Terrace, Burnfoot Terrace, Cheviot Hill, Siglap Drive, Siglap Walk, Siglap Bank, Fidelio Street, Siglap View, Siglap Plain, Taman Siglap, Maria Ave, Frankel Ave, Frankel Drive, Frankel Street, Hartley Grove, Dunbar Walk, Roseburn Ave, Greenfield Drive, Bowmont Gardens, Jedburgh Gardens, Jalan Azam, Telok Kurau, Sennett Lane, Sennett Ave, Lucky Rise, Lucky Cres, Lucky View, Lucky Heights, Sennett Road, Jalan Kupang, Jalan Remis, Evergreen Ave, Riviera Drive, Lucky Gardens, Sunbird Road,Sunbird Circle, Simei MRT, Expo MRT, Upper Changi Road, Harvey Crescent, Harvey Avenue ,Harvey Close, Guan Soon Avenue, Sea Breeze Avenue, Sea Breeze Road, Sea Breeze Grove, SUTD, Jalan Angin Laut
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Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.68M
S$479 psf
Asking Price
S$6.20M
S$1,110 psf
vs Market
+131.5%
vs Last Done
+91.4%
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 DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +21.1% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▲S$580 +21.1% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▲S$513 +7.1% vs FV | 99yr from 1979 |
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 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▲S$594 +24.0% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▲S$609 +27.1% vs FV | 99yr from 1987 |
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 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +44.5% 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 +39.7% 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 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▲S$670 +39.9% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+21.1% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
+21.1% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
+7.1% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+43.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
+24.0% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+27.1% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
+32.6% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+44.5% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+39.7% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
+30.5% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
+39.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok reflects a robust market performance, with an estimated value of $2,678,235 or $479 PSF. This valuation is particularly noteworthy given the property’s remaining lease of 50 years, which typically influences the perception of value in the HDB segment. However, the current market signal indicates that this property is priced above the market baseline by a striking 131.5%, underscoring a strong demand for HDB units in this locale.
The model confidence for this valuation is assessed as high, based on an analysis of 115 recent HDB resale transactions in the vicinity. Such data reinforces the notion that despite the diminishing lease term, properties in Bedok are commanding premium prices, likely due to factors such as strategic location, accessibility to amenities, and community reputation. Investors and homeowners alike should consider these dynamics when evaluating the potential of acquiring HDB properties in this thriving district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.