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…


License: L3009250K
Automated Valuation based on 113 HDB resale transactions (data.gov.sg)
Fair Value
S$3.43M
S$686 psf
Asking Price
S$6.50M
S$1,300 psf
vs Market
+89.5%
vs Last Done
+87.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
113 comps
Nearest MRT
Simei
613m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
113 comparable transactions
S$641
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$686
Recent Comparable Transactions
10 shown · 113 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.0% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.0% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -8.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -3.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -10.6% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.5% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -4.7% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.0% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.0% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -6.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▼S$681 -0.7% vs FV | 99yr from 1985 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.0% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.0% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-8.6% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-3.9% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-10.6% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-4.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-6.4% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
-0.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 75 years, has been estimated at an impressive $3,430,062, translating to $686 per square foot. This valuation is indicative of a robust demand within the Bedok precinct, positioning the property significantly above the market baseline by an extraordinary 89.5%. Such a premium valuation reflects not only the desirability of the location but also the strategic advantages offered by the HDB Executive model, which appeals to a demographic seeking spacious and versatile living options.
With a high model confidence rating, this valuation is reinforced by a comprehensive analysis of 113 recent HDB resale transactions in the vicinity. The sustained interest in HDB properties, particularly those with a longer remaining lease, underscores the ongoing appreciation of real estate values in Singapore’s resilient market. As urban living trends evolve, Bedok's blend of accessibility, amenities, and community appeal positions it as a prime target for both owner-occupiers and investors alike, warranting close attention from prospective buyers and stakeholders in the real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.