Upper Changi Road, Simei, East Region, Singapore
$7,500,000
Nestled in the heart of vibrant District 16, this prestigious freehold modern family living in Singapore's fast-evolving East. Walking distance to Simei MRT Station and Bedok Integrated Transport Hub for lightning-fast commutes to the CBD, Changi Airport, and beyond. Surrounded by established amenities — Tampines Mall, Interchange, Hawker Centre, wet markets, supermarkets, and renowned eateries right at your doorstep. Excellent school network within 1–2 km, including popular primary schools and renowned institutions for your children's future. Easy access to East Coast Park, Changi Beach, and upcoming lifestyle transformations in the East — perfect for weekend getaways and active living. Thoughtfully Designed for Today’s Lifestyle Crafted with precision by a trusted developer renowned for quality craftsmanship and timeless value, every detail reflects contemporary elegance: Spacious 5-bedroom layouts — ideal for young professionals, growing families, and multi-generational households. High-quality finishes, smart home features, and efficient layouts that maximise natural light and ventilation. Brand new from developer — Move-in ready with full warranty, no renovation hassles, and the latest in modern architecture. Strong investment potential in a mature yet upgrading neighbourhood with excellent connectivity and limited new supply. Rare opportunity to own a piece of the East's next transformation story. 1) 523 Upper Changi Road Land size: 2,639 sqft Build up: 5,931 sqft 5+1 bedrooms Price - $7.5m 2) 523A Upper Changi Road Land size: 2,067 soft Build up: 5,413 sqft 5+1 bedrooms Price - $6.5m 3) 523B Upper Changi Road Land size: 2,647 sqft Build up: 5,922 sqft 5+1 bedrooms Price - $7.5m Contact Denise +65 8821 XXXX / Wynn +65 8821 XXXX For floorplans, building specs, or a no-obligation discussion Note: All measurements and details are approximate and subject to final confirmation from developer/plans. #WondrHomes
Loading map...
Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 48 URA transactions
Fair Value
S$13.07M
S$2,204 psf
Asking Price
S$7.50M
S$2,842 psf
vs Market
-42.6%
vs Last Done
+22.5%
Tenure
Freehold
No lease decay
Confidence
High
48 comps
Nearest MRT
Simei
850m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
48 comparable transactions
S$1,567
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
0%
Adjusted Fair Value PSF
S$2,204
Recent Comparable Transactions
10 shown · 48 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +5.3% vs FV | Freehold |
May 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +5.3% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▼S$1,741 -21.0% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▼S$1,739 -21.1% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -53.7% vs FV | Freehold |
SEA BREEZE AVENUE
May 2025 · Floor -
+5.3% vs FV
SEA BREEZE AVENUE
May 2025 · Floor -
+5.3% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.0% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
-21.1% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-53.7% 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.