Jalan Soo Bee, Simei, East Region, Singapore
$5,080,000
Property Type: 3-Storey Inter Terrace (Landed, Freehold) Asking Price: S$5.08 Million (Value-for-Money Positioning in Current Market) Land Size: 1,636 sq ft Built-Up Size: 3,300 sq ft Bedrooms: 4 (Spacious Layouts Suitable for Families) Bathrooms: 5 (Modern En-Suite Options) Renovation & Features: Recently Renovated with Modern Design; Private Lift for All Floors; Fully Furnished (Selling with Existing Furnitures Including Sofas, Beds, Kitchen Appliances, and Decor) Interior Highlights: Open-Concept Living and Dining Areas with Wooden Flooring; Contemporary Kitchen with Built-In Cabinetry and Island; Bright Bedrooms with Natural Light; Stylish Staircase and Balcony Views Accessibility: 7-Minute Walk to Simei MRT (EW3 Line); Proximity to Upper Changi MRT (DT34) and Expo MRT (CG1/DT35); Easy Access to PIE and ECP Expressways Nearby Amenities: Close to Eastpoint Mall and Changi City Point for Shopping and Dining; Educational Institutions like Changkat Primary School and Temasek Polytechnic; Green Spaces Including Simei Park and East Coast Park Neighborhood Perks: Quiet Residential Enclave in Simei (Part of Tampines Planning Area); Blend of Landed Homes and Condos; Family-Friendly with Low Traffic and Community Vibe
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Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$2.31M
S$699 psf
Asking Price
S$5.08M
S$3,105 psf
vs Market
+120.4%
vs Last Done
+422.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Simei
810m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$652
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$699
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▼S$594 -15.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 131 BEDOK NTH AVE 3 Floor 16 TO 18 | 990sqft | S$588,000 | ▼S$594 -15.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 93 BEDOK NTH AVE 4 Floor 01 TO 03 | 990sqft | S$517,888 | ▼S$523 -25.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 180 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$715,000 | ▲S$722 +3.3% vs FV | 99yr from 2006 |
Mar 2026 | Blk 185 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$708,000 | ▲S$715 +2.3% vs FV | 99yr from 2005 |
Mar 2026 | Blk 427 BEDOK NTH RD Floor 01 TO 03 | 990sqft | S$490,000 | ▼S$495 -29.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 82 BEDOK NTH RD Floor 10 TO 12 | 990sqft | S$560,000 | ▼S$565 -19.2% vs FV | 99yr from 1978 |
Mar 2026 | Blk 187B BEDOK NTH ST 4 Floor 07 TO 09 | 1,001sqft | S$833,000 | ▲S$832 +19.0% vs FV | 99yr from 2018 |
Mar 2026 | Blk 187A BEDOK NTH ST 4 Floor 16 TO 18 | 1,001sqft | S$870,000 | ▲S$869 +24.3% vs FV | 99yr from 2018 |
Mar 2026 | Blk 766 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$681,000 | ▼S$603 -13.7% vs FV | 99yr from 2000 |
Mar 2026 | Blk 774 BEDOK RESERVOIR VIEW Floor 01 TO 03 | 1,130sqft | S$650,000 | ▼S$575 -17.7% vs FV | 99yr from 2000 |
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
-15.0% vs FV
Blk 131 BEDOK NTH AVE 3
Mar 2026 · Floor 16 TO 18
-15.0% vs FV
Blk 93 BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-25.2% vs FV
Blk 180 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+3.3% vs FV
Blk 185 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
+2.3% vs FV
Blk 427 BEDOK NTH RD
Mar 2026 · Floor 01 TO 03
-29.2% vs FV
Blk 82 BEDOK NTH RD
Mar 2026 · Floor 10 TO 12
-19.2% vs FV
Blk 187B BEDOK NTH ST 4
Mar 2026 · Floor 07 TO 09
+19.0% vs FV
Blk 187A BEDOK NTH ST 4
Mar 2026 · Floor 16 TO 18
+24.3% vs FV
Blk 766 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
-13.7% vs FV
Blk 774 BEDOK RESERVOIR VIEW
Mar 2026 · Floor 01 TO 03
-17.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bedok, with an estimated value of $2,305,283, reflects a robust property market that is currently favoring sellers. This valuation translates to a price per square foot (PSF) of $699, significantly exceeding the baseline market value by 120.4%. Such a pronounced deviation signals a strong demand for housing in this area, particularly in light of the remaining lease of 75 years, which still provides ample time for appreciation and investment potential.
Our analytical model demonstrates a high level of confidence in this valuation, bolstered by data drawn from 500 recent HDB resale transactions in the vicinity. The continued demand for HDB properties in Bedok can be attributed to its strategic location, accessibility to amenities, and the overall desirability of the neighborhood. As the market dynamics evolve, this HDB unit not only stands as an attractive option for potential buyers but also as an exemplar of the prevailing upward trends in property values within Singapore's public housing sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.