21 Jalan Sempadan 457398, Frankel, East Region, Singapore
$2,350,000
D15 - Bedok
Siglap MRT · 4 min walk
1 January 1999
Medium (432 units)
432 units
9 Blocks, 4 Floors
Far East Organization
Villa Marina has a total of 432 units, from 2 Bed - 3 Bath to 4 Bed - 4 Bath units. There are 14 types of floor plans from 1,130 sqft to 2,314 sqft.
Villa Marina has 9 blocks and up to 04 storeys.
Villa Marina is a 99 years leasehold Generic Condo development located in Bedok, District 15. Completed in 1999, it has a total of 9 blocks within the development and comprises a total of 432 units. It is within walking distance to MRT stations such as Siglap MRT and Bedok MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Villa Marina is also close to schools like Sekolah Indonesia Singapura, Victoria School and Old Victorians' Association. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Greenberry Mini Mart and Giant Super - 55 Siglap Road for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. Siglap Post Office is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Siglap Linear Park, to enjoy some fresh air.
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Total Transactions
98
Average Price
S1.7M
Total Value
S164.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 74 URA transactions
Fair Value
S$2.56M
S$1,513 psf
Asking Price
S$2.35M
S$1,391 psf
vs Market
-8.1%
vs Last Done
-12.7%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
74 comps
Nearest MRT
Bedok
1501m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
74 comparable transactions
S$1,325
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,513
Recent Comparable Transactions
10 shown · 74 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,800,000 | ▲S$1,593 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,800,000 | ▲S$1,593 +5.3% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,130sqft | S$1,650,000 | ▼S$1,460 -3.5% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,249sqft | S$2,080,000 | ▲S$1,666 +10.1% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 2,314sqft | S$2,600,000 | ▼S$1,123 -25.8% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,507sqft | S$2,100,000 | ▼S$1,394 -7.9% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | JALAN SEMPADAN Floor 01-05 | 1,378sqft | S$2,010,000 | ▼S$1,459 -3.6% vs FV | 99 yrs lease commencing from 1995 |
Feb 2025 | JALAN SEMPADAN Floor 01-05 | 1,281sqft | S$2,060,000 | ▲S$1,608 +6.3% vs FV | 99 yrs lease commencing from 1995 |
Jan 2025 | JALAN SEMPADAN Floor 01-05 | 1,625sqft | S$2,350,000 | ▼S$1,446 -4.4% vs FV | 99 yrs lease commencing from 1995 |
Nov 2024 | JALAN SEMPADAN Floor 01-05 | 1,249sqft | S$1,940,000 | ▲S$1,554 +2.7% vs FV | 99 yrs lease commencing from 1995 |
Nov 2024 | JALAN SEMPADAN Floor 01-05 | 1,152sqft | S$1,905,000 | ▲S$1,654 +9.3% vs FV | 99 yrs lease commencing from 1995 |
JALAN SEMPADAN
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN SEMPADAN
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-3.5% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
+10.1% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-25.8% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-7.9% vs FV
JALAN SEMPADAN
May 2025 · Floor 01-05
-3.6% vs FV
JALAN SEMPADAN
Feb 2025 · Floor 01-05
+6.3% vs FV
JALAN SEMPADAN
Jan 2025 · Floor 01-05
-4.4% vs FV
JALAN SEMPADAN
Nov 2024 · Floor 01-05
+2.7% vs FV
JALAN SEMPADAN
Nov 2024 · Floor 01-05
+9.3% 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.