Step into the extraordinary living experience at Urban Vista, where comfort, convenience, and leisure combine seamlessly to offer you the ultimate lifestyle. 2 Bedroom | 1 Bathroom Size - 624 sqft ✔️ High Floor Pool View ️️✔️ Well-maintained ✔️ Functional layout ✔️ North-South Facing Location ✅Tanah Merah MRT (2 mins walk) ✅ 1 MRT stop to Bedok MRT (Bedok Mall) ✅ 1 MRT stop to Expo MRT (Downtown Line) ✅ 2 MRT stops to Tampines MRT (Tampines Mall, Tampines 1, Century Square) ✅ 3 MRT stops to future Pasir Ris MRT Station (Cross Island Line) - U/C ✅ 5 Mins Drive to PIЕ Expressway Nearby Amenities ✅ East Village ✅ Simpang Bedok ✅ The Marketplace @ 58 ✅ Bedok 85 Market ✅ Sceneca Square Mall (2 mins walk) - U/C A mix of cafes, restaurants, shops and a 10,000 sqft supermarket. Supermarkets ✅ NTUC Fairprice (0.53 km) ✅ Giant (0.90 km) Nearby Schools ✅ St. Anthony's Canossian Primary (0.87 km) ✅ Bedok Green Primary (0.90km) ✅ Temasek Primary (1.12 km) Transformation ✅ New platform and viaducts at Tanah Merah MRT station allow the station to have two tracks for arrival and departure to Changi Airport. ✅ Transforming the Tanah Merah MRT Viaduct into a green and active mobility corridor for the public to enjoy. ✅ Construction of the Thomson-East Coast Line (TEL) extension connecting Tanah Merah MRT Station to future Changi Airport Terminal 5.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
190
Average Price
S998K
Total Value
S189.6M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 177 URA transactions
Fair Value
S$1.04M
S$1,668 psf
Asking Price
S$1.05M
S$1,683 psf
vs Market
+0.9%
vs Last Done
-4.2%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
177 comps
Nearest MRT
Tanah Merah
218m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
177 comparable transactions
S$1,519
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,668
Recent Comparable Transactions
10 shown · 177 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 689sqft | S$1,210,000 | ▲S$1,756 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 689sqft | S$1,210,000 | ▲S$1,756 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 441sqft | S$730,000 | ▼S$1,654 -0.8% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TANAH MERAH KECHIL LINK Floor 01-05 | 549sqft | S$925,000 | ▲S$1,685 +1.0% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TANAH MERAH KECHIL LINK Floor 01-05 | 538sqft | S$800,000 | ▼S$1,486 -10.9% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 904sqft | S$1,420,000 | ▼S$1,570 -5.9% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TANAH MERAH KECHIL LINK Floor 11-15 | 861sqft | S$1,010,000 | ▼S$1,173 -29.7% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TANAH MERAH KECHIL LINK Floor 11-15 | 861sqft | S$930,000 | ▼S$1,080 -35.3% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | TANAH MERAH KECHIL LINK Floor 01-05 | 506sqft | S$765,000 | ▼S$1,512 -9.4% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TANAH MERAH KECHIL LINK Floor 01-05 | 441sqft | S$728,000 | ▼S$1,650 -1.1% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | TANAH MERAH KECHIL LINK Floor 01-05 | 850sqft | S$1,315,000 | ▼S$1,546 -7.3% vs FV | 99 yrs lease commencing from 2012 |
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+5.3% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+5.3% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
-0.8% vs FV
TANAH MERAH KECHIL LINK
Jul 2025 · Floor 01-05
+1.0% vs FV
TANAH MERAH KECHIL LINK
Jul 2025 · Floor 01-05
-10.9% vs FV
TANAH MERAH KECHIL LINK
Jul 2025 · Floor 06-10
-5.9% vs FV
TANAH MERAH KECHIL LINK
Jun 2025 · Floor 11-15
-29.7% vs FV
TANAH MERAH KECHIL LINK
Jun 2025 · Floor 11-15
-35.3% vs FV
TANAH MERAH KECHIL LINK
Jun 2025 · Floor 01-05
-9.4% vs FV
TANAH MERAH KECHIL LINK
May 2025 · Floor 01-05
-1.1% vs FV
TANAH MERAH KECHIL LINK
May 2025 · Floor 01-05
-7.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 177 URA transactions (0 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Tanah Merah 218m away (+3%); AI-detected value boosters: high ceiling (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.