Guan Soon Avenue, Simei, East Region, Singapore
$5,080,000
Where Modern Elegance Meets Everyday Convenience! Experience the perfect blend of modern design, comfort and seamless connectivity in this beautifully renovated freehold inter terrace home. Located just a short 7-minute walk to Simei MRT station, Eastpoint Mall, supermarkets, eateries and a wide range of daily amenities, you will enjoy exceptional convenience. Designed with intention and style, the home features a well-planned layout complemented by a tastefully crafted open-concept design. Expansive interiors, quality finishes, and abundance of natural light create a luxurious yet welcoming atmosphere. Truly bringing your vision of an idea landed lifestyle to life. Property Highlights - Land Size : 1,636 sqft Built-Up Area: Approx. 3,300 sqft Levels : 3 Storeys Bedrooms : 4 Spacious Ensuite Bedrooms plus Helper's Room Facilities : Home Lift Car Porch : Comfortably parks for 2 Cars Tenure : Freehold Located within the Upper Changi landed estate near: Upper Changi Road. Jalan Angin Laut. Jalan Soo Bee. Sea Breeze Road. Sea Breeze Walk. Sea Breeze Avenue. Guan Soon Avenue. Harvey Avenue. Harvey Close. Harvey Crescent. Sunbird Road. Sunbird Circle. Sunbird Avenue. Jalan Anak Patong. Jalan Pari Kikis. Jalan Pari Dedap. Jalan Pari Burong. Jalan Simpang Bedok. Peakville Avenue. Peakville Walk. Peakville Grove. Peakville Terrace Please contact Candice today for an exclusive presentation and viewing. Disclaimer: All land and built up areas are based on approximate measurements and are subject to final survey.
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Total Transactions
1
Average Price
S3.6M
Total Value
S3.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 47 HDB resale transactions (data.gov.sg)
Fair Value
S$2.05M
S$620 psf
Asking Price
S$5.08M
S$3,105 psf
vs Market
+148.4%
vs Last Done
+352.0%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
47 comps
Nearest MRT
Simei
542m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
47 comparable transactions
S$665
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$620
Recent Comparable Transactions
10 shown · 47 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +10.8% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +10.8% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +2.4% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +7.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▲S$625 +0.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▲S$624 +0.6% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +11.8% vs FV | 99yr from 1993 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +5.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +3.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -7.1% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -0.3% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
+2.4% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+7.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
+0.8% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
+0.6% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+11.8% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+5.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+3.5% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-7.1% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-0.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 64 years, has been set at an estimated value of $2,045,061, translating to a price per square foot (PSF) of $620. This valuation stands significantly above the market baseline, reflecting an impressive 148.4% difference, indicating a strong demand for HDB properties in this region. The high model confidence rating, derived from a comprehensive analysis of 47 recent HDB resale transactions in the vicinity, further substantiates the robustness of this valuation.
In the current market, the dynamics surrounding HDB leases are increasingly pivotal. With 64 years remaining, this unit benefits from a balance between tenure and market desirability, positioning it attractively for both buyers and investors. The elevated market signal suggests a competitive landscape, driven by various factors including location desirability, proximity to amenities, and the overall vibrancy of the Bedok estate. As urban development continues to evolve and enhance the appeal of this locality, we anticipate sustained interest that will likely bolster property values in the coming years.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.