Upper East Coast Road, Frankel, East Region, Singapore
$9,850,000
▪️ Currently 2storey FREEHOLD Semi-D ▪️ $200K Renovation done in 2021 ▪️ May be "Detached to be a Bungalow" ▪️ Remnant Land of ~ 300sqft available to Enlarge the Land ▪️ Provision for Guestroom on Level 1 ▪️ FREE Outdoor Garden ▪️ Back Gate to PCN > East Coast Park ▪️ Park 8 Cars (and plenty more outside) Lvl 1: HUGE Living/Dining, Enclosed & Wet Kitchen, Helper's Room, 2 Baths Lvl 2: 4 Bedrooms, 2 Baths > Face East, slightly North > Regular land plot ~ 12M X 49M > 3storey Mixed Landed Zone > 470M to Siglap Shopping Centre > 670M to Siglap MRT > 1KM to Opera Estate Primary School ~: Call Realstar Melvin Ng (R052956J) on 9.6.9.4.9.4.4.4 for a presentation today :~ Realstar Premier Group (L3008563G) - The Leading Bungalow Specialist Realstar has brokered close to $17Billion worth of landed property transactions
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Total Transactions
2
Average Price
S1.5M
Total Value
S3.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 73 URA transactions · 2 outliers removed (IQR)
Fair Value
S$11.86M
S$2,237 psf
Asking Price
S$9.85M
S$1,590 psf
vs Market
-16.9%
vs Last Done
-32.5%
Tenure
Freehold
No lease decay
Confidence
High
73 comps
Nearest MRT
Bedok
1393m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$1,814
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,237
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | EAST COAST ROAD Floor - | 2,144sqft | S$5,050,000 | ▲S$2,355 +5.3% vs FV | Freehold |
Jul 2025 | EAST COAST ROAD Floor - | 2,144sqft | S$5,050,000 | ▲S$2,355 +5.3% vs FV | Freehold |
Jul 2025 | EAST COAST ROAD Floor - | 2,144sqft | S$5,050,000 | ▲S$2,355 +5.3% vs FV | Freehold |
May 2025 | EAST COAST ROAD Floor - | 2,545sqft | S$6,300,000 | ▲S$2,476 +10.7% vs FV | Freehold |
May 2025 | EAST COAST ROAD Floor - | 2,545sqft | S$6,300,000 | ▲S$2,476 +10.7% vs FV | Freehold |
May 2025 | LORONG SIGLAP Floor - | 2,954sqft | S$6,388,000 | ▼S$2,163 -3.3% vs FV | Freehold |
Mar 2025 | THIRD STREET Floor - | 6,682sqft | S$11,380,000 | ▼S$1,703 -23.9% vs FV | Freehold |
Mar 2025 | THIRD STREET Floor - | 6,682sqft | S$11,380,000 | ▼S$1,703 -23.9% vs FV | Freehold |
Mar 2025 | THIRD STREET Floor - | 6,682sqft | S$11,380,000 | ▼S$1,703 -23.9% vs FV | Freehold |
Dec 2024 | JALAN TUA KONG Floor - | 4,887sqft | S$7,300,000 | ▼S$1,494 -33.2% vs FV | Freehold |
Dec 2024 | JALAN TUA KONG Floor - | 4,887sqft | S$7,300,000 | ▼S$1,494 -33.2% vs FV | Freehold |
EAST COAST ROAD
Jul 2025 · Floor -
+5.3% vs FV
EAST COAST ROAD
Jul 2025 · Floor -
+5.3% vs FV
EAST COAST ROAD
Jul 2025 · Floor -
+5.3% vs FV
EAST COAST ROAD
May 2025 · Floor -
+10.7% vs FV
EAST COAST ROAD
May 2025 · Floor -
+10.7% vs FV
LORONG SIGLAP
May 2025 · Floor -
-3.3% vs FV
THIRD STREET
Mar 2025 · Floor -
-23.9% vs FV
THIRD STREET
Mar 2025 · Floor -
-23.9% vs FV
THIRD STREET
Mar 2025 · Floor -
-23.9% vs FV
JALAN TUA KONG
Dec 2024 · Floor -
-33.2% vs FV
JALAN TUA KONG
Dec 2024 · Floor -
-33.2% 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.