Upper Changi Road, Simei, East Region, Singapore
$7,500,000
If you’ve been waiting for a brand new corner terrace that offers space, privacy, lift access and premium finishes — this is the one. Designed for modern multi-generation living, this stunning 2.5-storey home with basement combines luxury, functionality and comfort in one beautifully crafted residence. The moment you step inside, you’ll feel the space and quality throughout. Why Families Will Fall in Love with This Home: - Brand New 2.5 Storey Corner Terrace with Basement – Enjoy added privacy and natural light from a desirable corner plot. - Private Lift Serving All Levels – Seamless access from basement to top floor, ideal for elderly parents and future-proof living. - 5 Spacious Bedrooms + Helper’s Room – All with Ensuite Bathrooms for ultimate privacy and comfort. - Grand Living & Dining Area – Generous proportions for hosting gatherings and celebrations. - Bright & Breezy Throughout – Excellent natural light and ventilation. - Premium Fixtures & Fittings – Quality finishes that elevate everyday living. - Luxurious Master Suite – Featuring dual sinks, bathtub, and walk-in wardrobe. - Park At Least 4 Cars – Ample space for family and guests. - Within 1KM to Changkat Primary School. - Surrounded by eateries, supermarkets, and daily amenities for ultimate convenience. This is more than just a house — it’s a long-term family home built for comfort, prestige and lasting memories.
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Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 60 URA transactions
Fair Value
S$9.56M
S$1,615 psf
Asking Price
S$7.50M
S$2,833 psf
vs Market
-21.6%
vs Last Done
+22.1%
Tenure
Freehold
No lease decay
Confidence
High
60 comps
Nearest MRT
Simei
850m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
60 comparable transactions
S$1,537
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
+4%
Adjusted Fair Value PSF
S$1,615
Recent Comparable Transactions
10 shown · 60 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +43.7% vs FV | Freehold |
May 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +43.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +7.8% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +7.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +7.8% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +7.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +7.8% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +7.7% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.8% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.8% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.8% vs FV | Freehold |
SEA BREEZE AVENUE
May 2025 · Floor -
+43.7% vs FV
SEA BREEZE AVENUE
May 2025 · Floor -
+43.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.8% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.8% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.8% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+7.7% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.8% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.8% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.8% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 60 URA transactions (0 outliers removed), adjusted for: MRT Simei 850m away (+1%); AI-detected value boosters: brand new, corner unit (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.