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
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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…
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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 competitive landscape of Singapore's real estate market, the valuation of the HDB Executive flat in Bedok reflects a compelling narrative of robust demand and premium pricing. With an estimated value of $1,568,991 (or $655 PSF), this property commands a significant premium, indicating a 179.2% difference from the baseline. Such a valuation is indicative of the vibrant market dynamics at play, particularly given the remaining lease of 69 years, which continues to attract discerning buyers seeking long-term residency in a well-established neighborhood.
Our analysis draws from a comprehensive review of 51 recent HDB resale transactions in the vicinity, affirming a high model confidence in this valuation. The data reveals a trend where properties with extended leases and desirable amenities are increasingly favored by buyers, contributing to inflated market prices. The Bedok area, known for its strategic location, access to transport, and community facilities, further enhances the desirability of this executive flat, solidifying its position as an investment that not only meets current market expectations but also promises potential appreciation in the years to come.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.