Where Generations Gather, Grow & Call Home – A Rare 2,271 sqft Legacy Space Some homes are bought. Others are built into memories. Spanning an extraordinary 2,271 sqft, this expansive residence offers the kind of space that allows life to unfold naturally — grandparents sharing stories in the living room, children running freely down wide hallways, festive dinners filling the dining area with laughter. Kept in its original state, this home is not just a space — it’s a canvas. A rare opportunity to reimagine and redesign according to your family’s changing seasons. Create a modern open kitchen where conversations flow, carve out a quiet study for focused work, or transform generous bedrooms into private sanctuaries for every generation. An open patio for endless family gatherings and priceless memories. Large homes like this are increasingly rare. Space like this cannot be replicated in today’s new developments. If you’ve been searching for a place where your family can truly grow — not just stay — this could be the one where your next chapter begins. Superb Connectivity: - 9mins to Tanah Merah MRT / Bedok South MRT - Direct bus to Bugis, Lavender, Ang Mo Kio, Eunos, Bedok, East Coast, Pasir Ris, Changi Business Park, Marine Parade, Buona Vista, Holland Village, Bt Timah, Botanic Gardens Schools within 1 KM: 1. Bedok Green Primary School 2. Temasek Primary School Schools within 2KM: 1. Changkat Primary School 2. Fengshan Primary Schoool 3. Red Swastika School 4. St. Anthony's Canossian Primary School 5. Yu Neng Primary School
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Total Transactions
56
Average Price
S1.9M
Total Value
S109.1M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1742 URA transactions · 2 outliers removed (IQR)
Fair Value
S$718,205
S$316 psf
Asking Price
S$2.35M
S$1,035 psf
vs Market
+227.2%
vs Last Done
-14.9%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
1742 comps
Nearest MRT
Tanah Merah
592m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1742 comparable transactions
S$1,557
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.201
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$316
Recent Comparable Transactions
10 shown · 1742 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +284.8% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +284.8% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | UPPER EAST COAST ROAD Floor 01-05 | 1,528sqft | S$2,400,000 | ▲S$1,570 +396.8% vs FV | Freehold |
Aug 2025 | LIMAU RISE Floor - | 2,371sqft | S$2,743,000 | ▲S$1,157 +266.1% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 689sqft | S$1,210,000 | ▲S$1,756 +455.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 441sqft | S$730,000 | ▲S$1,654 +423.4% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | BEDOK SOUTH AVENUE 3 Floor 06-10 | 1,173sqft | S$1,265,000 | ▲S$1,078 +241.1% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | BEDOK SOUTH AVENUE 3 Floor 11-15 | 1,173sqft | S$1,250,000 | ▲S$1,065 +237.0% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 01-05 | 958sqft | S$1,150,000 | ▲S$1,200 +279.7% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,660,888 | ▲S$1,254 +296.8% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,590,000 | ▲S$1,201 +280.1% vs FV | 99 yrs lease commencing from 1990 |
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+284.8% vs FV
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+284.8% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor 01-05
+396.8% vs FV
LIMAU RISE
Aug 2025 · Floor -
+266.1% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+455.7% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+423.4% vs FV
BEDOK SOUTH AVENUE 3
Aug 2025 · Floor 06-10
+241.1% vs FV
BEDOK SOUTH AVENUE 3
Aug 2025 · Floor 11-15
+237.0% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 01-05
+279.7% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+296.8% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+280.1% vs FV
HELIOS AI Analysis
Based on 1742 URA transactions (2 outliers removed), adjusted for: Tenure decay (79.9% discount); MRT Tanah Merah 592m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.