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…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.26M
S$684 psf
Asking Price
S$5.08M
S$3,105 psf
vs Market
+124.9%
vs Last Done
+435.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Simei
810m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
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 · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -25.0% vs FV | 99yr from 1979 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-25.0% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bedok, with a remaining lease of 75 years, stands at an estimated value of $2,258,574, translating to $684 PSF. This valuation is notably positioned above the market baseline, reflecting a substantial 124.9% difference. Such a premium suggests a robust demand for HDB properties in the area, driven by factors such as Bedok's strategic location, accessibility, and the appeal of executive HDB living spaces that cater to larger families.
With a model confidence rated as high, the valuation is substantiated by an extensive analysis of 115 recent HDB resale transactions within the vicinity. The data indicates a consistent trend of rising prices, indicative of a strengthening market. The remaining lease of 75 years further enhances the property’s desirability, as it offers a balanced approach between longevity and investment potential. Such dynamics position this HDB Executive unit as a premium choice for buyers seeking both comfort and long-term value in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.