Meragi Close, Simei, East Region, Singapore
$5,680,000
Listed Price – $5,680,000 * 2.5 Storey Terrace House * 999 Years Leasehold * Built-up area approx. 3,750 sqft * 7 Bedrooms | 7 Bathrooms (6 Ensuite) * Renovated about 2 years ago – Move-in condition A rare opportunity to own a spacious and well-renovated landed home located in a quiet environment, offering both privacy and excellent connectivity. Perfect for multi-generational families, large households, or investors seeking strong rental potential near SUTD and Expo area. Layout & Space Highlights * 7 spacious bedrooms with 6 ensuite bathrooms – ideal for large families or flexible living arrangements * 1st Floor Granny Room with ensuite bathroom – convenient for elderly family members * Additional bedroom on 1st floor beside common bathroom * Well-designed dry & wet kitchen layout to accommodate oven, steamer, microwave, air fryer, rice cooker and water dispenser * Recently renovated (about 2 years ago) – modern and well-maintained interior * Spacious car porch with comfortable parking space * Functional layout with generous living and dining areas * Located in a quiet cul-de-sac neighbourhood for enhanced privacy and tranquility Approximate Distances to Key Amenities Transportation * Upper Changi MRT (DTL – DT34) – ~5 mins walk * Simei MRT (EWL – EW3) – ~11 mins walk Parks & Recreation * Meragi Park – ~4 mins walk * Jalan Peatok Park – ~6 mins walk Shopping & Daily Convenience * Eastpoint Mall / Singapore Expo area – ~900m * 7-Eleven convenience store – ~300m * SUTD Cheer & Canteen – ~600m Education & Institutions (Within ~1.2km) * Changkat Primary School * Changkat Secondary School * East Spring Primary School * Singapore University of Technology and Design (SUTD) – ~6 mins walk This property combines space, convenience, and connectivity, making it a fantastic home for families who value both peaceful surroundings and proximity to MRT, schools, and daily amenities. Genuine seller – Contact us @ 9.3.2.2.2.3.4.5 WhatsApp | Call | Enquire Now
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Total Transactions
8
Average Price
S3.5M
Total Value
S27.9M
Calculating fair value from URA transaction data…

License: L3010738A
Automated Valuation based on 112 HDB resale transactions (data.gov.sg)
Fair Value
S$1.80M
S$480 psf
Asking Price
S$5.68M
S$2,667 psf
vs Market
+215.4%
vs Last Done
+284.8%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
112 comps
Nearest MRT
Upper Changi
415m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
112 comparable transactions
S$640
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$480
Recent Comparable Transactions
10 shown · 112 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +44.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +44.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +30.6% vs FV | 99yr from 1987 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +27.7% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +27.9% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +36.3% 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 +45.8% 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 +45.8% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +33.8% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +41.9% vs FV | 99yr from 1985 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▲S$576 +20.0% vs FV | 99yr from 1993 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+44.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+44.4% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+30.6% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+27.7% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+27.9% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+36.3% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+45.8% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+45.8% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+33.8% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+41.9% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
+20.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bedok, with an estimated value of $1,801,050 (or $480 PSF), reflects a significant premium over the current market baseline, showcasing a remarkable 215.4% difference. This robust valuation is indicative of the strong demand for HDB properties in the Bedok area, especially considering the remaining lease of 50 years. Such a lease duration, while within the acceptable range for HDB transactions, does require careful consideration by potential buyers regarding future resale value and financing options.
The high model confidence rating, supported by 112 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. The data suggests that the Bedok estate is experiencing a unique market dynamic where the demand for HDB Executive flats is outpacing supply, leading to prices that exceed typical expectations. Buyers are likely motivated by the area's strategic amenities, connectivity, and overall residential appeal, which further consolidates the premium valuation of this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.