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
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Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 109 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.05M
S$684 psf
Asking Price
S$7.50M
S$2,842 psf
vs Market
+85.0%
vs Last Done
+355.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
109 comps
Nearest MRT
Simei
850m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
109 comparable transactions
S$638
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 109 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -8.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +1.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▼S$627 -8.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▼S$659 -3.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▼S$613 -10.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -10.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -4.4% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +2.3% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▼S$642 -6.1% vs FV | 99yr from 1993 |
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-8.8% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+1.3% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
-8.3% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
-3.7% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
-10.4% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-10.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-4.4% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-6.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with a remaining lease of 75 years, stands at an estimated value of $4,054,427, translating to a price per square foot (PSF) of $684. This pricing positions the property significantly above the market baseline, reflecting an 85% difference. The robust valuation is underpinned by a comprehensive analysis of 109 recent HDB resale transactions in the vicinity, which indicates a strong demand for properties in this prime location.
Such an elevated market signal suggests that Bedok remains a highly sought-after area, characterized by its strategic accessibility and vibrant community amenities. The extended lease term of 75 years further enhances the appeal of this HDB Executive unit, as it provides potential buyers with a sense of security and long-term investment value. With a high model confidence in this valuation, it is evident that the current market dynamics are favoring properties that deliver both space and location, contributing to the premium pricing observed in this segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.