Jalan Angin Laut, Simei, East Region, Singapore
$6,500,000






















Welcome to your dream home! This stunning property is now available for sale and boasts a generous 5000 sqft semi-detached house featuring 5 bedrooms and 4 bathrooms, perfect for families seeking space and comfort. Located in a vibrant neighborhood, you’ll find Eastpoint Mall just 0.5 km away, offering a variety of shopping and dining options. The nearest MRT station, Simei, is also conveniently located 1.3 km from your doorstep, ensuring easy access to public transport. For families with children, My First Skool at East Point Mall is only 0.5 km away, providing excellent educational facilities. Additionally, FairPrice Eastpoint Mall, just a short distance of 0.5 km, caters to all your grocery needs. This home is equipped with modern air conditioning, spacious living areas, and a beautifully landscaped garden, making it a perfect retreat. Don’t miss out on this fantastic opportunity to own a beautiful semi-detached house in an ideal location. Contact us today to schedule a viewing and make this house your new home! Call KC @ 9277-7772 LANDED7772.COM - 7772 SURE SELL! Connect with us: Facebook: https://facebook. com/LDA7772 IG: https://instagram. com/lda7772 Youtube: https://youtube. com/@landed7772 Tiktok: https://tiktok. com/@landed7772
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Total Transactions
12
Average Price
S8.2M
Total Value
S98.3M
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$3.42M
S$684 psf
Asking Price
S$6.50M
S$1,300 psf
vs Market
+89.9%
vs Last Done
+89.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Simei
613m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
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 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% 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 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +4.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+4.1% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 75 years, reflects a robust market signal, indicating a price point of $3,422,082 or $684 per square foot (PSF). This valuation is notably above the market average, presenting an impressive 89.9% difference from the baseline. Such a significant premium suggests strong demand dynamics in the area, driven by factors such as accessibility, local amenities, and community desirability.
The high model confidence, derived from an analysis of 115 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. The sustained interest in Bedok, characterized by its strategic location and demographic appeal, has contributed to a competitive resale landscape, thereby influencing the pricing metrics. As the remaining lease of 75 years offers potential buyers a comfortable tenure, it further enhances the investment appeal of this property within the current market context.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.