Jalan Angin Laut, Simei, East Region, Singapore
$7,880,000
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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 51 URA transactions
Fair Value
S$11.02M
S$2,204 psf
Asking Price
S$7.88M
S$1,727 psf
vs Market
-28.5%
vs Last Done
-25.6%
Tenure
Freehold
No lease decay
Confidence
High
51 comps
Nearest MRT
Simei
613m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 comparable transactions
S$1,558
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,204
Recent Comparable Transactions
10 shown · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +5.3% vs FV | Freehold |
May 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +5.3% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
SEA BREEZE AVENUE
May 2025 · Floor -
+5.3% vs FV
SEA BREEZE AVENUE
May 2025 · Floor -
+5.3% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% 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.