Seagull Walk, Xilin, East Region, Singapore
$4,380,000
@ Freehold landed property in quiet enclave @ Good accessibility with bus stop and MRT just mins walk away @ 3 storey inter-terrace, all 4 bedrooms with attached bath, rooms are kept in their original layouts @ Direct buses to CBD, Changi Airport, Orchard etc Ground floor >> Spacious living and dining areas >> Good sized kitchen with yard >> Maid/ Storeroom with toilet (sealed, can be reinstated) >> Guest bathroom Second floor >> 2 ensuite bedrooms with walk in wardrobe, 1 being master bedroom >> Family area with good natural light Third floor >> 2 ensuite bedrooms with walk in wardrobes, with 1 being junior master suite Mera Terrace is a premier freehold landed development located at Seagull Walk in District 16 known for its spacious layout and quiet, breezy environment. Connectivity: MRT Access: A short walk or drive to Upper Changi MRT (DT34), Simei MRT (EW3), and Expo MRT (CG1/DT35). Major Expressways: Quick access to the Pan Island Expressway (PIE), making it a 20-25 minute drive to Orchard Road or the CBD. Nearby Amenities: Shopping & Dining: Minutes away from Eastpoint Mall, Changi City Point, Tampines Mart, and Jewel Changi Airport. Nature & Recreation: Close to Mera Terrace Playground, Tanah Merah Golf Course, and the Changi business hub. Schools: Proximity to East Spring Primary, SUTD (Singapore University of Technology and Design), and One World International School. ** Illustration pictures are included in the listing as reference
Loading map...
Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 51 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.57M
S$655 psf
Asking Price
S$4.38M
S$2,712 psf
vs Market
+179.2%
vs Last Done
+294.8%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
High
51 comps
Nearest MRT
Upper Changi
713m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 comparable transactions
S$652
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.986
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$655
Recent Comparable Transactions
10 shown · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +4.9% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +4.9% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -3.1% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +5.6% 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 +2.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -4.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +8.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -4.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +5.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▼S$614 -6.3% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▼S$654 -0.2% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+4.9% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+4.9% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-3.1% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+5.6% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+2.1% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-4.6% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+8.7% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-4.7% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+5.8% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
-6.3% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
-0.2% vs FV
HELIOS AI Analysis
In the vibrant district of Bedok, the valuation of the HDB Executive unit stands at an estimated value of $1,568,991, translating to a price per square foot (PSF) of $655. This valuation reflects a significant market signal, being positioned 179.2% above the baseline, indicating a robust demand for HDB properties in this locale. With a remaining lease of 69 years, this property remains an attractive investment, as it offers prospective buyers a substantial tenure in one of Singapore's well-established residential precincts.
The high model confidence rating, derived from analysis of 51 recent HDB resale transactions within the vicinity, underscores the reliability of this valuation. The prevailing market dynamics in Bedok suggest a strong appetite for larger HDB units, particularly those with executive configurations, as families seek spacious living accommodations. As such, this property not only benefits from its size and remaining lease but also from a favorable market environment that continues to drive prices upwards, making it a compelling option for both homebuyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.